8.1 PCSR 01-26-2016 - Laserfiche WebLink

Home Browse Search

The existing cul-de-sac and right-of-way is proposed to be modified to accommodate surface parking north of the building,which is pushed to the west side of the parcel and as close to the bluff line as possible. The proposed bluff line setback is zero feet. The extension of Yale Court will likely include a land swap with the bank property to accommodate proposed roadway geometrics. The buildable section of the parcel,after accounting for road right-of-way, is approximately three-quarters of an acre and will require creativity on behalf of the city and developer to fit the program on site. Landscaping With such a small site, there are minimal opportunities for landscaping. However, the developer plans to include a green roof and minimize impervious surface areas as much as possible. During the PUD process staff will work with the developer to identify potential landscape opportunities. Building The entire building will be constructed with the most up to date building materials and techniques to ensure top tier efficiency and promote sustainability. The building includes five levels above ground and two levels of parking below ground. The narrative identifies a potential for geo thermal heating and cooling, solar panels above street parking and on the rooftop, and numerous "smart" technologies to manage building systems. Parking The current plan includes a total of 199 parking spaces. There are additional on street parking opportunities which may able to count towards required commercial parking spaces. Ordinance requires approximately 275 parking spaces, depending on the retail space configuration. With this small parcel,parking is a significant concern and the applicant is exploring additional opportunities for parking. Staff will continue working with the applicant on the parking concerns and the PUD process will allow flexibility if a reduced parking demand can be identified. Stormwater City ordinance requires that new developments treat all runoff to a degree that existing runoff rates and volumes are not exceeded.The applicant is utilizing a number of best practices like green roofs and permeable pavements to treat and reduce runoff on site,but additional control structures are required. The applicant proposes expanding the city's stormwater pond north of the site to treat runoff generated by the development. The pond currently treats runoff from the city streets between Yale Ct and the north end of the townhome development. Additionally, the feasibility study for the extension of Yale Court and construction of the frontage road along Highway 10,identifies a need to expand the pond for treatment of runoff generated by the new city street. On January 20, 2016, the applicant submitted a narrative describing alternative treatment locations for runoff from the new city street. The alternatives have been reviewed with the City Engineer and the city does not support the proposed alternatives. The city currently owns the locations where additional ponding is proposed, and with the expenses already associated with the project cannot support increasing the costs for additional property needed for alternative ponding sites. The applicant addressed these concerns in the attached narrative January 20, 2016. The Planning Commission is asked to review the staff report and the applicant's narratives and responses against potential impacts to the area, comfort with deviations from the zoning ordinance,and the benefits the project would bring to the city. \\dc3-clkr\shared\Departments\Community Development\Planning\Case Files\CUP\CU 16-02 Modem Construction\CU 16-02 SR Modem Construction 1-26-2016.docx