The BCRC learned yesterday that City staff’s preliminary report does NOT recommend The Grove PUD as superior at this time. It turns out that the City’s professional reviewers have found the same major problems with The Grove PUD that the BCRC and neighbors have been expressing for over a year.
As you have likely heard before, City Code requires that a PUD application be found “superior” to conventional zoning in exchange for significant development flexibility and entitlements. City staff told the developer on Friday that they could not recommend The Grove’s PUD application to Council in its current form. Specifically, staff finds The Grove does not meet the superior standard in two priority areas:
(1) Traffic/Transportation – the developer is proposing over 3 million square feet of development, and staff believes the PUD cannot achieve superiority in transportation with this significant amount of development on the limited neighborhood streets serving The Grove’s site. According to staff, the only way to achieve superiority in this category would include lowering the amount of proposed development.
(2) Parkland – staff finds the minimal number of parkland acres in the PUD to not be superior.
Staff has found that The Grove meets superiority in two areas: (1) affordable housing by committing 5% for-sale and 10% rental units be affordable, and (2) environmental/drainage by including a “grow zone” along Shoal Creek and letting the City decide to require on-site storm water detention or fee in lieu of detention.
Jerry Rusthoven, Development Services Manager, told the BCRC that he expects the developer to come back next week with some alterations to the proposed PUD. If staff and the developer find agreement on a revised PUD application, The Grove could move to the Environmental Commission as early as May 18. If staff and the developer cannot find agreement, The Grove may still move to the commissions and Council without a positive staff recommendation.
Stay tuned for updates on staff’s final recommendation and the public hearing schedule…
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