6.3 PCSR 02-23-2016 - Laserfiche WebLink

Home Browse Search

Development in this area is guided by the Focused Area Study (FAST) and the property is split between two sub-areas; existing residential along the river and service commercial along Hwy 10. The proposed uses are supported by the FAST and Comprehensive Plans. Site Plan Access to the site will be from an extension of Yale Court, connecting to 170th Ave. The extension is identified in the city transportation plans and is one of the key roadway connections desired by the city. The existing cul-de-sac and right-of-way are 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. Due to the proximity of the parking and seating areas to the bluff, additional safety features would be required. These may include additional stabilization features along the bluff, fencing,bollards, etc. The extension of Yale Court requires a land swap with the adjacent bank property to accommodate proposed roadway geometrics. Staff has initiated this transaction and is working to finalize the process. The buildable section of the parcel,after accounting for road right-of-way,is approximately three- quarters of an acre. 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. A complete landscape plan has not yet been received,but if a recommendation of approval is made, a complete and updated landscape plan should be a condition of approval. Building The entire building will be constructed with unique 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. The building department has not had an opportunity to review engineering plans/studies that will be required due to the location on a bluff. Parking The current plan includes a total of 195 parking spaces,with the opportunity for 20 more. By adding a second story to the surface lot there is the potential for 215 spaces. With the current uses, the building requires 275 parking spaces per city ordinance. Through the PUD process there is an opportunity to reduce the number of parking spaces required, and allow,with Council approval, the counting of on street parking for some of the required spaces. Reducing parking requirements has been done by the city in the past. Parking requirements for residential uses at the Depot and Coachman Ridge projects near the North Star Station were reduced to 2.34 stalls per unit. The most recent project, Coachman Ridge, only constructed 2 stalls per unit,but demonstrated the ability to construct the remaining stalls if needed. This project is located across the parking lot from the train station. Staff has not received any complaints from residents since opening fall 2015. The table on the following page identifies possible deviations from the residential requirement. Staff does not recommend changing the requirements for commercial uses. Some of the parking deficiencies could be accommodated with on-street parking.Additional alternatives may include the applicant contracting with \\dc3-elkr\shared\Departments\Community Development\Planning\Case Files\CUP\CU 16-02 Modern Construction\CU 16-02 SR PC Modern Construction 2-23-2016.docx