AgdaPkt 2018-05-21 Joint SA PFA - Laserfiche WebLink

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7 the project cannot provide residential parking below grade and must design the structured parking in a manner that would allow flood waters to flow through the structure. Similar to the adjacent residential development, 333 Main Street (Township Apartments), the subject project is proposing to construct podium parking that provides the required grade and building openings so that flood waters would not be impeded. Standard II.II.E.1 also allows garages to extend up to 10 feet above grade when aesthetics impacts are minimized. The project proposed structured parking 22.2 feet above grade. Therefore, the project exceeds the 10 foot above grade limit by 12.2 feet. The applicant requested a waiver from this standard pursuant to SDB law. The SDB law and the City’s Density Bonus regulations allow an applicant to request concessions or waive certain development standards if needed to develop the project. The applicant’s requests pursuant to the SDB law can be found here. Under the SDB law, the granting of additional density, lower parking ratios, and incentives/concessions/waivers are not discretionary approvals and not subject to CEQA. In other words, local jurisdictions cannot consider these to be inconsistent with local zoning standards if they meet the state density bonus law provisions. Architectural Advisory Committee The Architectural Advisory Committee (AAC) reviewed the project on September 7, 2017, and continued the item with direction to enhance the main entry with greater architectural expression, strengthen the building cap, modify the stair tower, and revise the seating at the creek overlook. AAC reviewed the revised project on October 19, 2017 and unanimously recommended that the Planning Commission approve the project as revised; however asked that project details relating to the building entry, materials, and base cap return on consent calendar. The applicant returned to AAC on the November 30, 2017 consent calendar and was found to sufficiently respond to the AAC’s direction. Planned Community Permit All proposed new development within the precise plan area requires a Planned Community Permit. As described in Zoning Code Article 47 (Planned Community Permits) the Planning Commission shall evaluate PC permits based on the following findings: A. The application implements the adopted Precise Plan; and B. The establishment, maintenance or operation of the use will not, under the circumstances of the particular case, be detrimental to the public health, safety, or welfare of persons residing or working in the neighborhood of the proposed use, or the property and improvements in the neighborhood, or the City. The proposed project meets the above findings in that it is consistent with and conforms to the intent the NMPP. The project would carry out the key development goals for the Precise Plan, including extending the creek side trail and associated public amenities, which would one day link the Downtown to the Bayfront, incorporating an infill 7.B. - Page 7