Planning Commission Minutes 2016 03 10

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Planning Commission Meeting Minutes March 10, 2016 Page 2 of 20 Public Notice Certification: Published in the Boulder Daily Camera on February 21, 2016. Posted in City Hall, Public Library, Recreation Center, and the Courts and Police Building and mailed to surrounding property owners and property posted on February 19, 2016. Staff Report of Facts and Issues: Robinson presented from Power Point: • The subject parcel is located at the northwest corner of South Boulder Road and Blue Star Lane. • Zoned Planned Community Zone District — Commercial (PCZD-C). It is governed by the North End General Development Plan. • Site is 4.55 acres. • Requesting 65 residential units (31 age -restricted for 55 years and older) and 40,000 square feet of retail and office space. • Existing GDP allows 21 residential units and 65,650 SF of commercial space. 350 total units allowed in North End GDP. • Currently besides the 21 units allocated for this parcel, there are another 17 units that have not been allocated anywhere in North End. • Requesting to transfer the 17 units to this parcel, and additional 27 units. 27 units plus 4 units will be age -restricted to 55+. • Reducing reduction from 65,650 SF of commercial to 40,000 SF. • The 2013 Comp Plan identifies this area as an "Urban Corridor" with focus on: o commercial 0 office o neighborhood retail • Principal NH-5 o Mix of Housing types o Multi -generational needs o Empty nesters • Proposing 31 age -restricted units for age 55 and over • Fiscal Impact o According to the model, the previously approved GDP would yield a net positive fiscal impact of +$3,008,000 over a 20-year period, or +$150,400 per year. o The proposed amendment, assuming concurrent buildout, would yield a net positive fiscal impact of +$2,395,000 on the City over the same 20-year period, or a positive +$119,750 per year. o The delayed buildout would yield a net positive fiscal impact of +$2,051,000 over the same 20-year period, or +$102,550 per year. • Request for plat to put easements in place. Property already platted. No request for subdivision for new lots. • Public Land Dedication (PLD). 12% land for commercial development and 15% for residential development. North End originally had 20% PLD which exceeds PLD. With change in use and replat, no additional PLD required. • Site Plan. o 7 Buildings ■ 3 residential along Hecla Way ■ 4 commercial along South Boulder Road. • Site Access. o South Boulder Road (right in, right out) o Blue Star Lane o Hecla Way