Planning Commission Agenda and Packet 2013 06 13

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Planning Commission Alfalfas Village Square Redevelopment June 13, 2013 regulates all new commercial development in the City (Outside of Downtown), and the LMC regulates development and land use within the CC zone district. Staff finds it important to note that the development standards outlined in the CDDSG and the LMC provide little guidance on mixed use infill projects such as the applicant's proposal. The standards in these two documents were created to address single use buildings in a green field (vacant land) development scenario. That being said, staff reviewed the proposal against the currently adopted standards and identified all variances in the table below. Variances from adopted standards are shown in bold. Standard Requirement Proposed Minimum Lot Area per Dwelling Unit and Max Number of Units Permitted* 1,750 SF of land area per dwelling unit — 87 Units* 1,366 SF of land area per dwelling unit — 111 Units* Setbacks South Boulder Road 30 feet 15 feet from existing property line 9' after dedication of 6' outlot to City Centennial Drive 20 feet 8 feet Height Height of Commercial Structures 42 feet (50 feet for architectural projections) 30 feet — (35' 4" to top of architectural projections) Height of Residential Structures 35 feet 42 feet — 48' to top of cupola on building E Parking Residential 2 spaces/Dwelling Unit-222 1.63 spaces/Dwelling Unit-181 Spaces** Retail 4.5 spaces/1,000 SF — 152 Spaces 3.42 spaces/1,000 SF - 115*** *Based on 3.48 acres (151, 572 SF) of land being used for "residential purposes" **Total does not include off site spaces, or retail spaces proposed to be shared from 8pm to 8am *—Total does not include spaces available through a shared parking agreement on the remainder of the shopping center Parking Variances Staff finds the proposed parking ratios meet the needs of this mixed -use project. This finding was endorsed by City Council in their preliminary approval of the PUD, plat, and SRU. The shared parking arrangement for the entire shopping center provides sufficient parking for all of the retail and office uses in the shopping center. The CDDSG requires 4.5 parking spaces for every 1,000 square feet of retail development and the shared parking scenario in the shopping center will provide 4.9 parking spaces for every 1,000 square feet of development. The amount of residential parking provided does not meet the minimum amount required by the Louisville Municipal Code. The LMC requires 2 spaces for every dwelling unit, irrespective of the number of bedrooms in that dwelling unit. The proposal provides 1.63 parking spaces for every dwelling unit. The proposed development program indicates that 68% of all the apartments will be studio or one bedroom units. The parking needs 11