Planning Commission Agenda and Packet 2016 12 08

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Planning Commission Meeting Minutes November 10, 2016 Page 8 of 23 • A similar plan was reviewed in March 2016. Under that plan, there were 65 residential units proposed. It was a PUD and GDP amendment. They were transferring the same 17 units, reducing the commercial density, but proposed 31 age -restricted units. It was in multi -family buildings where residential was located. The commercial uses are all along So Boulder Road. In March 2016, the PC did approve that plan as proposed. • In April 2016, the So Boulder Road Small Area Plan was approved. In that plan, it essentially adopted a policy that restricted residential density to that for which the property was already zoned. The option for the SRU for additional residential density beyond what the property was presently zoned was removed. While the So Boulder Road Small Area Plan is not applicable to this project because it did come in before its adoption, the developer decided it would be best to remove the age -restricted units from the development plan and come back with a revised plan that meets the residential density allowed by the GDP. They felt they were complying with this element of the So Boulder Road Small Area Plan. • The current proposal is for 38 residential units and 40,000 SF of retail space. Block 12 and Block 15 have been approved and are under construction. • The 6 single family units proposed are on the west end of the project. There are 8 townhome units in two buildings and 24 multi -family units in two buildings. All commercial is still along So Boulder Road. • The project is considered to be in accordance with the 2013 Comp Plan. The Comp Plan identifies this area as an urban corridor with a focus on commercial, office, and neighborhood retail, with higher density housing in close proximity to the roadway. Additionally, the Comp Plan states that development and urban corridors must demonstrate a positive fiscal return and establish residential density allowances up to 25 units per acre. The fiscal impact model estimates that this project will general $963,000 over a 20 year period or $48,150 annually. It does have a positive fiscal impact. • The Comp Plan also includes policies related to housing, specifically to insure mixed housing types and that prices meet changing economic social and multi -generational needs. The project includes a mix of single family, townhomes, and multifamily. The previous proposal supported by the PC with age -restricted units would have diversified the housing stock. Because of the new policy in the So Boulder Road Small Area Plan, those units were removed from this application to insure it meets the density cap. • There are three primary access points into this project. o Right -in, right -out off of So Boulder Road o Blue Star Lane and Hecla Way o Hecla Way to Plaza Drive to the traffic signal o With this proposal and reduction in residential units, the trip generation rates have dropped from what was previously approved. • The City traffic engineer concurs with the findings and the traffic impact studies submitted. There are no additional lanes or lights necessary to facilitate traffic generated from this project. The traffic impact study found that the level of services would be maintained with or without this added development project. • 149 parking spaces are required for the 40,000 SF of commercial and office space. 163 spaces are proposed in a surface lot and an additional 43 spaces are available on Hecla Way and Blue Star Lane. • All residential units will have garage parking. Any guest parking will be accommodated by excess parking in the surface lots or on the roads. This application does meet all the parking requirements. • The commercial architecture has not changed since the plans submitted in March 2016. There is a third story element added to Building 6. The commercial buildings range from 30' to 33'. The third story element will take this building up to 40'. The maximum height on this development site is 40'.