12 - Laserfiche WebLink

Page 30, 87.1 (Parking Location and Treatment— Development Standards) Comments: The landscaping plans lans have not been revised to reflect the installation of shrubs; however, the applicant is not requesting an exception and has indicated that this requirement will be met. Staff has added a condition of approval to reflect this requirement (Exhibit A-1, No. 6). 3. The live/work units for Site 2 do not meet the minimum 50% requirement of building frontage along Gibraltar Drive. Page 12, Live/Work bullet point 2 (Retail and Live/Work Requirements) Comments: As proposed, the building frontage on Gibraltar Drive has 28% live/work. The applicant is requesting an exception to this requirement as they feel they are meeting the intent of the Guidelines. During the joint City Council/Planning Commission meeting, the Council expressed their concern with the amount of live/work building frontage that was being provided. 4. The live/work units on Site 1 do not meet the minimum storefront depth of 40-feet. Furthermore, as proposed, it does not appear that the live/work units could later be converted to retail or service uses given the proposed depth. Page 47, D4.3 (Retail and Live/Work Storefronts - Development Standards) Comments: The proposed plans indicate a 30-foot depth for the retail, live/work buildings on Site 1 and 2; however, the applicant has since provided alternative retail depth plans for Site 1 and 2 for the Commission's consideration (please refer to Exhibit F). As shown in the alternative plans for Site 1, the retail, live/work building (building "A"), located on the west side of the project entry, could have a 40-foot depth if the City would support moving the building 4-feet south, thereby eliminating the landscaping at the rear of the garage entrances, and extending the building 6-feet to the north (towards Owens Drive), which would provide 8-foot deep internal storage areas at the rear of the spaces, but would reduce the front (Owens Drive) setback from 20-feet to 14-feet. Staff notes that the minimum setback is 20-feet; 14-feet of pedestrian area and 6-feet of landscaping (page 15 of the TOD guidelines). Relocating the building and increasing the depth would change the appearance of the building; however, the alternative design breaks up the wall massing as there will no longer be a continuous wall line along Owens Drive. The alternative plan for the retail, live/work building (building "B"), located adjacent to the proposed trail on Site 1, would require extending the building 10-feet north, towards Owens Drive, in order to have a 40-foot depth. Extending the building towards Owens Drive would reduce the front setback on Owens Drive from 35-feet to 31-feet. The alternative proposal would also allow the applicant to extend the patio covers of the PUD-85-08-12D, PUD-81-30-86D, and P11-0856 Planning Commission 13 of 25