Planning Commission Agenda and Packet 2013 06 13

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Planning Commission Alfalfas Village Square Redevelopment June 13, 2013 the 181 residential parking spaces provided are 41 spaces less than the LMC requirement of 222 spaces. At preliminary review, this deficiency was addressed by a condition of approval which required the applicant create a shared parking management program that ensured the residential portion of the parking could achieve a 2 spaces per unit ratio between the hours of 8 pm and 8 am. This condition was based on the premise that the peak hours of operation for a grocery store are between 8 am and 8 pm. During these hours, the grocery store will need the majority of the parking lot. After 8 pm, retail usage of the parking lot will decline, and the residents can use the vacant spaces. The PUD includes a note indicating 41 of the retail spaces will be labeled with signage permitting overnight residential parking from 8pm to 8am. With the addition of these 41 spaces to the residential total (181 full time spaces plus 41 spaces between 8 pm and 8am = 222 spaces), there will be 2 spaces for every residential unit between 8 pm and 8 am (222 spaces/111 units = 2 spaces/unit). Staff finds this solution complies with the condition of approval from the preliminary review. Pedestrian and Bicycle Enhancements An eight -foot detached multi -use path will be added to the north side of South Boulder Road and will be designed to incorporate bicycle and pedestrian traffic. This multi -use path will be separated from the roadway by an eight -foot tree lawn. The existing mature deciduous trees will be maintained within this tree lawn. A detached five-foot sidewalk will be added adjacent to the property on Centennial Drive. This sidewalk will replace the existing four foot sidewalk and will be separated from Centennial Drive by a landscaped tree lawn. The new on -street parallel parking on Centennial Drive will provide an additional buffer between pedestrians and traffic. The interior of the site will incorporate a six-foot sidewalk on the south side of the residential buildings and a plaza area in front of and between the two retail buildings. The intersections include crossings with accented paving and bulb out sidewalks to identify pedestrian crossings, make pedestrians more visible to motorists, and reduce street crossing distances. The plaza planned between the two retail buildings provides direct pedestrian access to the interior of the site from the South Boulder Road multi -use path, and will be covered with an access easement, to enable public access to the area. The site plan includes 18 bicycle parking spaces. Six are located on the west side of building A, six on the north side of building b, and six on the west side of building D. Building Massing and Architecture Building A Building A is located on the southeast corner of the site at the South Boulder Road and Centennial Drive intersection. Building A is 25,500 square feet in total and would be the home of the Alfalfas grocery store and a 1,000 square foot community room located within the building on a second story mezzanine. The entrance to Building A will be on the west side of the structure adjacent to the surface parking lot and will be covered by a bowstring truss. The bowstring feature is repeated on the eastern fagade of the building in the form of an arched masonry element. 7