Planning Commission Minutes 2016 04 14

Home Browse Search

Planning Commission Meeting Minutes April 14, 2016 Page 5 of 19 Rice says they are a little more than half of what the minimum is. The same is true for the commercial space. Robinson says yes, because of the lot coverage waivers and because they are only doing one story instead of two stories, the commercial square footage is less. Rice says top to bottom, the whole development is far less dense than would have been allowed. In some instances, it is asking to go below what the minimum is. Those who would suggest that we only approve high density projects might take a look at this one. Tengler says relative to the question Rice just asked, we usually don't see requests to put more parking in. We are typically dealing with the opposite side of the spectrum; we want more density and fewer parking spaces. What are the over-riding considerations when you are looking at reductions? What is the impact to the overall City Plan when that happens? Robinson says the intent of the MUDDSG and the zoning for the Highway 42 revitalization area was to create a dense mixed -use environment. This is what has been approved in the core area with DELO. This further north development somewhat disconnected from DELO is much closer to major arterials of South Boulder Road and Highway 42. It makes sense that this is more auto - oriented than DELO and the lower density is more compatible with the Little Italy neighborhood. When we put in the maximum standards, it was intended to be part of the dense mixed -use neighborhood. Now that its visitors will be coming from the major arterials, allowing a little extra parking makes sense. We look at the location and the surrounding development to see if it makes sense here. We put these blanket rules in place. The reason we have the PUD process is to address these specific concerns of "does this proposal make sense in this location?" Do these waivers make sense? Since we have worked on this proposal for over three years, given its location, the proposal makes sense. Brauneis asks about truck only access. It appears to be a really creative solution to an issue that didn't have any other options. It strikes me as odd. I'm not aware of any other situation like this. Are there any concerns surrounding it? Robinson says we worked this through with our Public Works department and with CDOT. CDOT wanted to move the signal south to get more spacing from the existing signal at South Boulder Road and to line it up with the Harney-Lastoka entrance. There are existing properties that need to be served, so the truck only access is a creative solution to serve the Fordyce property and get the signal in the location we want it. It is not the ideal solution but it is the best one we have at this point. Brauneis asks about the sixth condition. Why would we have to do something like this at this point in time? Why can't we be reassured that we will get what we think we're looking for? Robinson says generally, when we get a PUD for a single family development, we may get a cut sheet with some concept drawings of what the houses will look like. We don't get elevations for residential. We see four-sided elevations with commercial developments. We are not asking for a detailed elevation for residential because it is not our normal operation. We want to put this note in the PUD so we are sure that as we review the building permits, if and when other adjacent properties develop in the future, and when people want to make changes to their houses and duplexes, we have this note that directs us to look at these standards and make sure, if applicable, we are applying these standards. The design standards are intended for multifamily residential buildings such as DELO. A lot of the design standards don't make sense for a duplex. Brauneis says when we talk about compatibility with Little Italy, to me compatibility means variability. My hunch is we are never going to get that out of this, even with an application of the guidelines. I wonder if there is enough there to insure we get a product that feels the way we want it to feel. Robinson says given the concept drawings included in the PUD, and the standards in the MUDDSG, it is a new development and they will be built at the same time. There will not be the eclectic nature you get in Old Town and Little Italy. Applicant Presentation: