Planning Commission Minutes 2015 01 08

Home Browse Search

Planning Commission Meeting Minutes January 8, 2015 Page 4 of 23 • The proposed street network matches the Comprehensive Plan, the North Louisville Small Area Plan, and the Hwy 42 Corridor Plan. The proposal continues Hecla Drive from Hwy. 42, near Balfour Senior Living and extends northwest through the proposed annexation to Hecla Drive in Steel Ranch. Also, the proposed GDP provides Kaylix Avenue the opportunity to extend from South Boulder Road to Paschal Avenue in Steel Ranch, creating a parallel roadway to Hwy. 42. This proposed street network divides the proposed annexation into four quadrants, consistent with the Comprehensive Plan. • Highway 42 Setbacks: The applicant is requesting a building setback of 40-feet from the existing Hwy. 42 right of -way (ROW) south of Hecla Drive and 45' north of Hecla Drive. These setbacks are intended to accommodate the future ROW of Hwy. 42 (30-feet needed) and an easement for a piped Goodhue Ditch. The resulting 10' and 15' ditch easements in combination with the Hwy 42 ROW have not been approved by the Goodhue Ditch company. As a result, the applicant added a note to the GDP stating: "Boulder County Housing Authority shall work with the Goodhue Ditch Company to finalize the necessary easement and setback agreements." • Continuance of Parks and Open Space Advisory Board of the Lake to Lake Trail, from Waneka Lake to Marshall Lake, hitting Lake Park as well as Harper Lake and Hecla. • Currently there is no signal at Hecla but the Plan calls for a signal installation in the future. • Public Land Dedication: The applicant has provided Public Land Dedication (PLD) calculations based on the requested land uses on the GDP. Staff has reviewed the calculations provided and believes they meet the requirements of Section 16.16.060 in the LMC. Note the PLD is not required until the property is platted within the City of Louisville. Additionally, City Council will determine if the PLD comes in the form of land, or a payment in lieu. The numbers provided on the GDP simply acknowledge the PLD requirement with the annexation and zoning of the property. • The plan is developed into four quadrants. Planning Area A is 1.88 acres and requests PCZD-C/R. It is located in the Highway 42/South Boulder Road Urban Center. Commercial maximum development allowance is 82,000 SF. They request 18,000 SF of commercial development, 11,000 SF to Art Center not specified. In total, there are 28 units on this site with dwelling density calculation of 15 units per acre. • Planning Area B is 3.4 acres and requests PCZD-R. It is called urban neighborhood and needs to match adjacent neighbors in character and density. 103 units which calculates to 30 units per acre. • Planning Area C is 2.77 acres and requests PCZD-R. 69 units which is 25 units per acre. • Planning Area D is 2.1 acres and requests PCZD-R. 31 units which is 15 units per acre. • The LMC provides development requirements for City Council annexation considerations. Section 16.32.020 defines the eligibility requirements and 16.32.030 provides the City's development standards. Staff examined the annexation request and has determined the application meets the standards and guidelines for annexation in the LMC. Louisville's Vision Statement and Core Community Values define how the City sees itself and identifies the key characteristics that should be carried into the future. Many of these items described are abstract by design and are difficult to quantify at the zoning level and are more suited for Planned Unit Development, or design level evaluations. The Framework Plan and its supporting principles and policies are more measurable for this analysis. Staff did not find this annexation and zoning application to be working against the Comprehensive Plan's Vision Statement and Core Community Values. Staff also found this annexation and zoning application to be compatible with the Comprehensive Plan's Framework and its supporting principles and polices. • Building Heights: The applicant is requesting building heights in Planning Areas A and B to be 50-feet in height. The Comprehensive Plan defines building heights as floors of buildings, rather than feet. That was done to provide flexibility in changing building