Planning Commission Agenda and Packet 2013 06 13

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Planning Commission Alfalfas Village Square Redevelopment June 13, 2013 for studio and one bedroom apartments are less than those with two or more bedrooms, but the LMC parking standards do not differentiate between the parking required for a three bedroom unit and the parking required for a one bedroom unit. There are 149 bedrooms in the 111 unit complex, which translates to 1.21 parking spaces for every bedroom in the residential development (181 parking spaces/141 bedrooms). Staff finds the parking provided is adequate to serve the demand generated from the apartments. If the project were reviewed under the City's Mixed Use Guidelines, which assign different parking levels for different bedroom counts, the residential parking provided would exceed the required amount. Staff acknowledges the CDDSG and the LMC guidelines were not intended for mixed use developments. Regardless, the requested residential parking ratio does not meet the adopted standard for residential development. As a solution to this deficiency, City Council included a condition of approval requiring the applicant ensure the residential portion of the parking can achieve a 2 spaces per unit ratio between the hours of 8pm and 8am. The applicant has complied with this condition by including a note on the PUD which designates 41 of the retail spaces available for residential parking between 8pm and 8am. With this addition, staff finds the parking provided to be sufficient for the proposed development. Height and Setback Variances The maximum height permitted by the LMC for residential structures on the site is 35 feet. The residential structures on the property are between 38 and 42 feet tall with a cupola element on Buildings D and E extending to 48 feet tall. Staff finds it important to note the Commercial Development Design Standards and Guidelines permit 42 foot tall commercial structures with architectural projections up to 50 feet on the same property. The retail buildings along South Boulder Road and Centennial Drive do not meet the minimum setbacks required by the CDDSG. The CDDSG requires that commercial structures be setback 30 feet from South Boulder Road and 20 feet from Centennial Drive. Moving the structures closer to the street is more in keeping with a mixed use urban environment and helps with visibility for the retail buildings. The setback requirements are designed for a suburban, auto -oriented and single use environment. The proximity of the buildings to the street helps to create a pedestrian environment more representative of a neighborhood commercial environment. PUD Assessment Section 17.28.110 of the LMC permits waivers to established design standards and guidelines as part of the PUD process. Waivers or modifications to established design standards and guidelines can be approved if the spirit and intent of the development plan criteria are met and either: 1. The city council finds that the development plan contains areas allocated for usable open space in common park area in excess of public use dedication requirements; or, 2. That the modification or waiver is warranted by the design and amenities incorporated in the development plan, and the needs of residents for usable or 12