Planning Commission Agenda and Packet 2016 04 14

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Planning Commission Meeting Minutes March 10, 2016 Page 3 of 20 • Pedestrian Circulation o East side access from South Boulder Road, there is no sidewalk. Staff requests additional sidewalk connection. o Existing large drainage swale along south side between development and South Boulder Road. No easy connection from sidewalk into development. • Yard and Bulk Standards. o Governed by GDP. No proposal for change in GDP amendment. o Proposed buildings all comply with standards. No request for waivers for setback or height. • Commercial Buildings. Governed by CDDSD. o Office/Retail ■ 2 stories. 30-33 feet. o Restaurant/Retail ■ 1 story. 25 feet. • Residential Buildings. Comply with residential design standa`A®i, ompatible with nearby buildings across Hecla Way to the north. o 2.5 stories. 35-40 feet. o Parking under the building. • Parking. Governed by GDP. o 86 residential spaces. o 162 commercial spaces. Exceeds minimal parking requirement under GDP. o 46 on -street spaces alone Hecla Way a N glue Star Lane. Do not count towards parking but are availa Staff Recommendations: Staff recommends Planning Commission following conditions: 06, Series 2016, with the 1. The 55 years and older age restrictio - •e place• the deed of each age restricted unit and shall also be included in the s ision agreement. 2. An additional sidewalk connection shall' dded to the South Boulder Road sidewalk on the east side of the access drive. 3. The applicant shall continue to work with t ublic Works Department on the items listed in the March 2, 2016 memo. Each item shall be completed prior to recordation. Commission Questions of Staff.• Moline asks about the degrees of a development's fiscal performance. Do our guidelines tell us to look at something that is $1 million or better over 20 years or if it is purely positive? Robinson says we don't have performance standards for fiscal analysis. What we have is the Comp Plan which says in the northeast area community, we expect development to be fiscally positive. It doesn't say how positive, just fiscally positive. Moline says looking at the South Boulder Road corridor, I thought it would have a more urban form or urban orientation. Are we getting that from this development? Robinson says the South Boulder Road (SoBoRo) plan is not adopted yet, so we evaluate this proposal against the existing regulations. In general, based on what is in the SoBoRo plan, this would comply with what we are recommending in the South Boulder Road plan. Brauneis says in the buildings marked as retail or office, typically those would have a significant difference in fiscal impact, whether they are retail or office. Are they required to build out that way? Robinson says retail versus office has different impacts. In the model, the first floor was considered retail; the second floor considered office. The first floor could potentially be office, but office would be less likely to go into retail spaces because they would be paying for the frontage not necessarily needed. We see dentist offices currently go into retail spaces. 5