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Planning Commission <br />Meeting Minutes <br />March 10, 2016 <br />Page 3 of 20 <br />• Pedestrian Circulation <br />o East side access from South Boulder Road, there is no sidewalk. Staff requests <br />additional sidewalk connection. <br />o Existing large drainage swale along south side between development and South <br />Boulder Road. No easy connection from sidewalk into development. <br />• Yard and Bulk Standards. <br />o Governed by GDP. No proposal for change in GDP amendment. <br />o Proposed buildings all comply with standards. No request for waivers for setback <br />or height. <br />• Commercial Buildings. Governed by CDDSD. <br />o Office/Retail <br />■ 2 stories. 30-33 feet. <br />o Restaurant/Retail <br />■ 1 story. 25 feet. <br />• Residential Buildings. Comply with residential design standards. Compatible with nearby <br />buildings across Hecla Way to the north. <br />0 2.5 stories. 35-40 feet. <br />o Parking under the building. <br />• Parking. Governed by GDP. <br />0 86 residential spaces. <br />0 162 commercial spaces. Exceeds minimal parking requirement under GDP. <br />0 46 on -street spaces along Hecla Way and Blue Star Lane. Do not count towards <br />parking but are available. <br />Staff Recommendations: <br />Staff recommends Planning Commission move to approve Resolution 06, Series 2016, with the <br />following conditions: <br />1. The 55 years and older age restriction shall be placed on the deed of each age restricted <br />unit and shall also be included in the subdivision agreement. <br />2. An additional sidewalk connection shall be added to the South Boulder Road sidewalk <br />on the east side of the access drive. <br />3. The applicant shall continue to work with the Public Works Department on the items <br />listed in the March 2, 2016 memo. Each item shall be completed prior to recordation. <br />Commission Questions of Staff.- <br />Moline asks about the degrees of a development's fiscal performance. Do our guidelines tell us <br />to look at something that is $1 million or better over 20 years or if it is purely positive? <br />Robinson says we don't have performance standards for fiscal analysis. What we have is the <br />Comp Plan which says in the northeast area community, we expect development to be fiscally <br />positive. It doesn't say how positive, just fiscally positive. <br />Moline says looking at the South Boulder Road corridor, I thought it would have a more urban <br />form or urban orientation. Are we getting that from this development? <br />Robinson says the South Boulder Road (SoBoRo) plan is not adopted yet, so we evaluate this <br />proposal against the existing regulations. In general, based on what is in the SoBoRo plan, this <br />would comply with what we are recommending in the South Boulder Road plan. <br />Brauneis says in the buildings marked as retail or office, typically those would have a significant <br />difference in fiscal impact, whether they are retail or office. Are they required to build out that <br />way? <br />Robinson says retail versus office has different impacts. In the model, the first floor was <br />considered retail; the second floor considered office. The first floor could potentially be office, <br />but office would be less likely to go into retail spaces because they would be paying for the <br />frontage not necessarily needed. We see dentist offices currently go into retail spaces. <br />