Planning Commission Minutes 2018 02 08

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Planning Commission Meeting Minutes Page 3 of 23 Louisville; and a SRU to allow for outdoor eating and drinking establishments and a parking garage, Resolution 04, Series 2018, (PUPL — 094-2017 & SRU — 095-2017). • Applicant and Owner: 712 Main St. LLC & 722 Main St. LLC • Case Manager: Kristin Dean, Principal Planner STAFF PRESENTATION Notice was posted in the Boulder Daily Camera on January 21, 2018 and posted in City Hall, Public Library, Recreation Center, and the Courts and Police Building, and mailed to surrounding property owners January 24, 2018. Staff and the Commission were reviewing three applications: a PUD, a Final Plat, and an SRU. Dean stated that Boulder Creek Neighborhoods wanted to consolidate their employees into one building. The proposed building would include 26,417 square feet of office and retail, 10,754 square feet of parking garage, ground floor retail, and office on the second and third floors. Staff used the numerous policies to evaluate projects: the Design Handbook for Downtown, the Downtown Louisville Framework Plan, the City of Louisville Comprehensive Plan, and the limited standards in the Development Code. The building is two -stories at the street on the north end and one-story at the street at the south end adjacent to The Huckleberry. A third story is setback 49 feet from Main St. and 37.5 feet from the alley. A small portion of the third story is setback 40 feet from Main St. to provide articulation, but the majority of the third story is setback 49 feet. The building includes roof top decks above the first and second stories. The application includes a request for a Special Review Use for outdoor eating and drinking establishments and a parking garage. The application also includes a Final Plat (Attachment 5) to vacate the lot line between Lots 8 & 9. The applicant is requesting two waivers. One is for a rear setback encroachment of 19.25' for the stairwell and the other is for a rear setback encroachment of 6.9' for the 2nd story balconies. Staff supports these waiver requests based on the aesthetic considerations, allowing some architectural interest. All the parking needs generated by the project are accommodated on site in a two -level parking garage with 28 spaces in the parking garage and 4 surface parking spaces adjacent to the alley This exceeds the parking requirements, which stipulate that this application needs 30 spaces. The garage also has two ramps in the alley. The surface parking spaces meet the space requirements, so no cars will be hanging out in the alley. Dean summarized the design guidelines used to evaluate the application. Buildings should be one and two stories at Main Street, have a rectangular form and a flat roof, privilege retail on the street level, provide visual interest along the street, and provide visual relief in the form of colors and materials. On the alley, buildings are encouraged to step down. This application does so as it is setback 20 feet from the alley. The third story is significantly setback at 37'8" from the alley. The parking garage is loaded from the alley. The Municipal Code limits height to 45' downtown. The Code also gives City Council the ability to determine if a lesser height is more appropriate and that determination is based off compliance with the Design Handbook, the Downtown Louisville Framework Plan, Subdivision Criteria, PUD, and the Comprehensive Plan. Dean stated that she would address each policy. She started with the Municipal Code, stating that it framed the application with language about ensuring varied building heights and the appearance of two-story building mass from the street pedestrian scale. There are only three