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Planning Commission
<br />Meeting Minutes
<br />April 23, 2015
<br />Page 3 of 23
<br />o Mixed Use — Retail. This mix of uses focuses on creating walkable work places
<br />by mixing office and other commercial space with retail uses. Retail and office
<br />and/or retail, at least 40% retail
<br />Current zoning allows 3 stories with developers able to ask for waivers for height and
<br />other requirements
<br />o Residential (units) - existing 516 units, allowed 1117, difference 601
<br />o Office sf - existing 194,711 sf, allowed 1,258,870 sf, difference 1,064,159 sf
<br />o Retail sf — existing 371,722 sf, allowed 567,382 sf, difference 195,610 sf
<br />o Park sf — existing 0 ac, allowed 0 ac, difference 0 ac
<br />o Why evaluate this alternative: Provides a baseline with which to compare the
<br />other alternatives and demonstrates how the corridor may develop if no plan is
<br />adopted.
<br />Alternative: Workshop (1 story by right with potential for 2 stories conditionally)
<br />o Proposes realigning Main Street and creating park
<br />o Residential (units) - allowed 1117, workshop 855, difference -263
<br />o Office sf - allowed 1,258,870 sf, workshop 475,994 sf, difference-782,877 sf
<br />o Retail sf — allowed 567,382 sf, workshop 350,694, difference-216,688 sf
<br />o Park sf — allowed 0 ac, workshop 17.9 ac, difference 17.9 ac
<br />o Why evaluate this alternative: Provides a low -end estimate for future
<br />development and a high -end estimate for public investment and reflects
<br />proposals from the public workshops.
<br />Russell asks for clarification. He asks if you build out retail within a retail zone district, does it
<br />count as new retail?
<br />Robinson says under the Workshop proposal, this area would not get a lot more efficiency
<br />because it allows only one story with a second conditionally.
<br />Tengler asks about variances being conditional. Does it require an SRU and a waiver, or is it
<br />conditional built into the plan? He asks about the King Soopers parking lot, if the City adopts
<br />the Workshop plan, within this parcel, could there be an additional one story retail? Would it
<br />impact the square footage?
<br />Robinson says it would be through the PUD process, so it would be submitted to PC and then
<br />City Council.
<br />Russ says that at this location if it were redeveloped (stated in the public workshops), there
<br />would be better "connections" with a central square park and walkway. Steel Ranch open
<br />space connects to North End via a greenway. The reduction in retail of 20,000 sf came from the
<br />two parks as well as a neighborhood park at Village Square. New retail construction would be
<br />single story with retail on the ground floor. If a second floor is permitted, it would be office
<br />space, not retail space. In the Workshop alternative, the height requirement limits the efficiency
<br />of that site.
<br />• Alternative: Market (3 stories by right and 41" story conditionally)
<br />o Proposes to leave Main Street as currently constructed
<br />o Residential (units) - allowed 1117, market 1741, difference 624
<br />o Office sf - allowed 1,258,870 sf, market 1,008,398 sf, difference-250,472 sf
<br />o Retail sf — allowed 567,382 sf, market 535,523 sf, difference-31,859 sf
<br />o Park sf — allowed 0 ac, market 1.3 ac, difference 1.3 ac
<br />o Why evaluate this alternative: Provides a high -end estimate for future
<br />development and a low -end estimate for public investment and reflects interests
<br />expressed by the business community and market conditions.
<br />• Alternative: Survey (2 stories by right and 3rd story conditionally)
<br />o Proposes realigning Main Street and allowing Mixed Use - General
<br />o Residential (units) - allowed 1117, survey 1042, difference -75
<br />o Office sf - allowed 1,258,870 sf, survey 1,119,275 sf, difference-139,596 sf
<br />o Retail sf — allowed 567,382 sf, survey 616,053 sf, difference 48,671 sf
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