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Commission approves Cardinal Point PUD amendment to add four units and reduce parking requirement
Summary
The commission approved a Southern Estates PUD amendment at Cardinal Point to add four residential units (raising the count from 251 to 255) and to use code provisions to reduce required parking through transit and bicycle accommodations; final tally passed 5–4 on roll call.
The Planning and Zoning Commission approved a PUD amendment at Cardinal Point to convert existing office/common areas into four additional residential units — increasing the complex from 251 to 255 units — and to reduce the project’s required off-street parking using code allowances for transit and bicycle accommodations.
Planner Sarah Johnson explained the proposal and the parking calculation. Cardinal Point currently has 554 off-street parking stalls (308 underground/covered and 316 surface stalls). Without reductions, adding four units would raise the parking requirement to 588 stalls; the applicant requested reductions authorized by the city’s off-street parking ordinance (section 18-0302(11)(c)) — specifically a 5% reduction for transit accommodations and a 3% reduction for bicycle facilities. Applying both reductions, staff said the total required stalls would be 542, which the property currently exceeds. Staff reported a field observation showing about 25% of outdoor stalls vacant on a weeknight and said the applicant’s three-year average unit occupancy is about 91.2 percent.
Applicant architect Nate Golan said the units would most likely be studio or one-bedroom apartments, and the design includes a proposed crosswalk and stairway to better connect the site to a nearby bus stop. Golan said the route chosen avoids an additional crosswalk location with a significant grade differential.
Why it matters: the amendment allows modest densification in an existing, built-out complex and uses existing code flexibility to avoid constructing additional surface parking. Commissioners debated precedent and on-street parking impacts; some members said approving density increases at a maxed-out development could encourage similar requests across the city, while others pointed to available parking capacity and the effectiveness of bicycle and transit accommodations.
After discussion, the commission approved the PUD amendment by roll call (motion passed 5–4). Staff will proceed with notice to adjacent neighbors for the final approval process and related conditions for implementation.
