Planning Commission Minutes 2016 07 14

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Planning Commission Meeting Minutes July 14, 2016 Page 21 of 33 modification of the waiver is warranted by the design .... An amenity is incorporated in the development of the plan and the needs of the residents for usable and functional open space as buffer areas can be met. Moline asks do you think when it is speaking of public benefit, does that mean the people who would be using it on the site or is that of the general public? Trice says I think it can be interpreted as both. Hsu asks the applicant, in the perspective views with the development and the trees, how tall are the trees in those graphics, the new trees? Williams pulls up the image. We looked at what we believe is available and survivable Day One. This is what you would see the day after they are planted. The presumption is that they will thrive and grow larger. These are in the 12'-15' high range as a Day One situation. We didn't want to overstate what the impact was going to be at the initiation of construction. I also think it is important to note that the additional landscape, if we are successful in preserving much of that corner, is a complement or supplement to the existing landscaping. It should be something that will evolve overtime. Tengler says Mr. Cathcart mentioned that one of the elevations you showed seemed to have the wrong orientation. Williams says if we did, we have may mislabeled something. This is from the north side of Hecla Lake generally looking southwest. We are not looking north, we are looking west- southwest on the north side of the lake. It may be better to say northeast corner of the lake. Tengler says one of the other speakers referenced some photographs that they wanted entered in. Can Staff put those up on the screen? Cathcart says the photos were taken this afternoon to give clear impressions of the landscaping. Photos entered into the record: Moline makes motion to enter slides into record, Rice seconds the motion. Passed by voice vote. Summary and request by Staff and Applicant: Staff recommends Planning Commission move to approve Balfour Senior Living Plat/PUD Amendment: Resolution 14, Series 2016. A resolution recommending approval of a Planned Unit Development (PUD) and final plat to allow for a 54-unit assisted living community on Lots 2 and 3 of Louisville Plaza Filing 2, with the following condition: 1. Prior to the City Council hearing, the applicant shall incorporate a minimum of six mature trees into the overall landscape plan on the east and northeast side of the site. The trees will be a mix of deciduous and evergreen trees which will provide a mature landscape buffer and appropriate transition to the surrounding public open space and single family residential neighborhood. Applicant has nothing to add. Closed Public Hearing and discussion by Commission: Hsu says this is a tough issue. In my mind, I have gone back and forth. I appreciate the work that has gone into the development of the design. I think it looks very nice and I think the perspective drawings show accommodation for trying to deal with the height issues, especially since the eastern part is adjusted for that. I appreciate the comments from the senior residents and the general survey results from the City that show people are in favor of more senior housing. I am particularly concerned about the lack of community outreach. While that is not one of the criteria we have before us, I think that goes to criterion #1 and the privacy criterion that we as Commissioners are trying to decide. We are making a judgment on whether or not those criteria are met. It becomes particularly tough when every single neighbor coming here today speaks out against it. I think it is often true that people are against new development coming in, and they will come to the PC meetings and speak. I think in some cases, this is a