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3 <br /> <br />office and surface parking to the south. Emergency vehicle access is provided on all <br />sides of the building. On the south side, emergency vehicles would use the driveway. <br />Along the creek and on the north side, the project would be constructed to allow <br />emergency vehicles to use the creek side trail and open space to travel around the <br />building. This is the same site design used by <br />Township at 333 Main Street. In addition, <br />three public parking spaces would be <br />provided and signed for trail users. As part of <br />the proposal, the applicant would reconfigure <br />the surface parking on the adjacent office <br />building property. The project would replace <br />the existing development, including a one- <br />story office building serving 5 tenants and a <br />shared surface parking lot. <br />The lot size is 1.8 acres (79,682 sq. ft.) and <br />is currently developed with a one-story office <br />building serving 5 tenants and a shared <br />surface parking lot. Surrounding land uses are primarily multi-family residential and <br />commercial. To the north is the Redwood Creek, to the east is a two-story office <br />building, to the south is a two-story office building, and to the west is a five-story <br />residential development. The site currently shares surface parking with the office and <br />restaurants to the south. <br /> <br />Development of the site is regulated by the North Main Street Precise Plan (NMPP). <br />Approval authority was vested in the Planning Commission (Chapter IV, pg. 25-26), and <br />is based on demonstrated consistency with the NMPP which include two groups: <br />Standards (which are mandatory) and Guidelines (which are recommended, but not <br />mandatory). <br /> <br />NMPP Standards Review: <br />Staff reviewed the project for compliance with the regulations in the precise plan, and <br />determined that the project meets all applicable standards. Table 1 below compares <br />some of the key standards with the project’s compliance. <br /> <br />Table 1: Project Compliance with Key Standards <br />Category NMPP Standard Project Complies <br />Height <br />No. of Floors <br />60’ max /24’ min <br />5 floors max / 2 floors min <br />82’ max /25’ min <br />7 floors max / 2 floors min <br />No: Density <br />bonus* <br />Density 74 du/ac 77 du/ac No: Density <br />bonus* <br />Affordable units 15% 5% very low income (7 units) <br />7.5% low income (9 units) <br />2.5% moderate income (3 units) <br />15% total <br />Yes <br />7.B. - Page 3