Planning Commission Minutes 2019 06 13

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Planning Commission Meeting Minutes June 13, 2019 Page 4 of 18 • Modify the GDP to allow greater variety of uses, including multi -family housing to incentivize retail development • Provide additional density and allow non -sales tax generating supportive uses • Improve connectivity and provide public amenities and gather spaces • Focus retail development on community -oriented uses Zuccaro described the proposed GDP amendments, which were based on the study and community feedback: • Expand allowed uses — entertainment/commercial amusement and multi -family • Residential cap — 240 units (incentives up to 384 units) • Commercial density increase - .2 to .3 FAR • Retail concurrency with new residential development — every 12 units requires 1,000 square feet of retail/restaurant and 4,000 square feet of other commercial uses • Public space requirement with new residential development — 7% of area with 80% contiguous • New multi -modal street and block structure — 400-600 ft street grid • Height increase — allow 2-3 stories in buffer area and 3-4 stories in core area Zuccaro shared the 3D models that staff used to explore what different heights could look like under the proposed GDP and he discussed the height proposal. Zuccaro also shared that the City commissioned a traffic analysis to compare development scenarios to current condition and a baseline condition (Sam's Club occupied.) Overall, the modeled scenarios found no adverse impact on intersections and that there would be more traffic during the AM peak than the PM peak. Staff recommended approval of Resolution 11, Series 2019. Zuccaro suggested making conditional recommendations if there were modifications the Commission wanted to see. He noted that staff could provide more information if the Commission wanted, but he recommended using an overflow meeting in that case to help staff meet the goal of presenting the application to City Council in July. Moline asked how the City would address an intersection with an F level of service. Zuccaro replied that there were recommendations in the traffic study related to signal timing that would help the F intersection, as well as adding more turn lanes. Moline asked what had prevented the Sam's Club lot from redeveloping. Zuccaro replied that the market study had some information on that, but the private covenants have been a barrier that did not allow a second grocery store in that area, as had the limited demand for new retail, especially big -box retail. Williams asked for clarification on what this development plan would achieve. Zuccaro replied that this document would set the baseline zoning for the property, but any development would have to go through a PUD process. 0