Plan Commission recommends approval of West Broadway PIP, flags landscaping and delivery details

The Plan Commission on a voice vote recommended that city council approve a Precise Implementation Plan (PIP) for phase one of a mixed‑use development between 5600 Gishel Drive and 1709 West Broadway (case 26 2026), while attaching conditions to address landscaping, service operations and several design details.

The PIP covers two buildings with a total of 357 market‑rate apartments, roughly 13,300–13,800 square feet of commercial space in phase one (staff noted a reduction from materials that earlier listed 16,432 sq ft), 454 covered parking stalls and 159 surface stalls, plus 202 bicycle parking stalls and 10 EV charging stalls with 46 EV‑ready spaces. Staff told commissioners the developer intends to dedicate a 1.44‑acre parcel to the city for parkland and pay full park fees; counting half of that park toward site green space would raise phase one to nearly 38% open space, staff said.

"I'm Peter Harmatuk. I'm a designer at JLA Architects," the applicant's designer said during the presentation, describing material updates that replaced a sage green with a slate gray on the southern building and reduced a large white façade band on the A1 building by 17 feet to lessen contrast between the two structures.

Staff summarized technical reviews, noting the campus‑scale traffic impact analysis found the development manageable after a planned realignment of WPS Drive and that the eastern right‑in/right‑out movement is proposed to be removed. Strand Associates' stormwater reviewer, John Solen, told the commission that detailed device drawings and additional modeling that includes adjacent public improvements (including the Topgolf conveyance) will be required with the next submittal.

Commissioners and reviewers pressed the applicant on several operational and design items. Reviewers asked for clearer photometric (lighting) plans, additional detail on the dumpster enclosure and its metal roof, confirmation that chain‑link fencing around the pickleball courts and the dog run will be black vinyl coated, and turning‑radius checks for trash and service vehicles. Staff and commissioners also discussed a significant landscaping‑points shortfall: the current plan scores 3,356 points versus an ordinance expectation (15 points per stall) that would require over 9,000 points because of the large off‑street parking count.

"We agonized over these colors," the applicant said, explaining the slate gray choice and the decision not to use a brighter accent color that could date quickly.

Commissioners agreed to tie up several of those issues as conditions. The motion that carried included, among other things: a requirement for parkland dedication fees or land as noted in staff condition language; additional landscaping in the streets and park (including adding canopy trees/terrace trees and four tree islands in the pickleball court parking area); black vinyl‑coated chain‑link fencing for the dog run and pickleball courts; dumpster enclosure details to be returned to planning commission for approval; a requirement that the combined commercial square footage between phase one and phase two remain a minimum of 26,000 square feet as set in the approved General Development Plan (or else the developer must seek a GDP modification); lighting and dog‑run/patio lighting to be finalized; and a signage package to return for review.

Commissioners emphasized these were conditions of recommendation to council, not final city council action. Commissioner Chris (mover) and Steve (second) led the motion on the floor; the motion passed by voice vote.

The commission also considered and unanimously approved a related certified survey map (CSM) and right‑of‑way dedications (case 27 2026) to reconfigure lots, dedicate WPS Drive and create outlots to enable future public streets; staff noted final street profiles and acceptance of right‑of‑way remain to be completed through public works and council approvals.

The PIP will proceed to city council with the planning commission's recommendation and the listed conditions; several details (dumpster roof/ enclosure design, final brick treatment on the B1 elevation, final lighting photometrics and a sign package) were specifically requested to return to planning commission or receive staff approval before building permits move forward.