Planning Commission Minutes 2017 09 14

Home Browse Search

Planning Commission Meeting Minutes September 14, 2017 Page 2 of 10 Pritchard moved and Sheets seconded a motion to continue 808 Main, Resolution 18, Series 2017 to the October 12, 2017 meeting. Motion passed by voice vote. St. Louis Parish General Development Plan- 1" Amendment: A request for a First Amendment to the St. Louis Parish and Commercial Park GDP to allow a religious institution as a permitted use in Zone 2; (ZON-0067-2017). Dean stated that public notice for this hearing was published in the Boulder Daily Camera on August 27, 2017, and in City Hall, the Public Library, the Recreation Center, and the Courts and Police Building and mailed to surrounding property owners and property posted on August 25, 2017. Dean continued that the 51-acre property is in the northeast corner of Dillon Road and 961" Street and has three property owners. In 2004, it was zoned to PCZD commercial, accompanied by the original St. Louis Parish General Development Plan. The three property owners agreed to the plan. The GDP divided the property into several zones and subzones. Zone 1 allows for churches. Zone 2 allows for all uses in Zone 1 with special review. Special review use usually accompanies the PUD application, but Ascent requested the GDP amendment to have certainty that the use was going to be approved before they invest in developing a PUD plan. Ascent is only asking that a Religious Institution be allowed as a permitted use in Zone 1. Staff reviewed the SRU criteria for the proposal to gauge the appropriateness of the GDP amendment and summarized the following SRU findings: • The first criterion is Comprehensive Plan and Economic Prosperity, for which the church demonstrated compliance. • The second criterion is Economic Stability and Compatibility with Surrounding Character, with which the proposal demonstrated compliance. Staff found that there would be a positive fiscal impact of $104,700 annually or $2,094,000 over 20 years. • The third criterion is Internal Efficiency and Public Health. Proposal demonstrated compliance by providing for cooperation among the property owners for an internal road plan and a plan to coordinate infrastructure such as water, sewer, and internal access. • The fourth criterion is Traffic, Signs, Lighting, Landscaping, and Trash. Staff referenced traffic studies from 2004 and 2011 with full build -out analysis to determine compliance. With the PUD application, Ascent will submit plans regarding left turns and other traffic safety concerns, but for SRU criteria staff wanted to assess if swapping out the tennis court for the church would have a major impact on traffic. Staff found the impact would be minimal. • The fifth criterion is Pedestrian Walks, Malls, and Landscaped Spaces. Staff found that a church in zone 2 met all the criteria. Dean continued that staff also considered GDP Amendment Criteria, which are the requirements to follow the same process as the original review and to avoid an increase in density or result in a change in character of the overall development plan. Applicant demonstrated compliance with both criteria. Dean then noted that the GDP had been amended to address all conditions listed in the draft resolution and therefore recommended approval for Resolution 21, Series 2017 with no conditions. Dean entered the new resolution and revised GDP into the record.