Planning Commission Minutes 2018 02 08

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Planning Commission Meeting Minutes Page 4 of 23 other three-story buildings downtown and the Framework Plan allows for three-story buildings because variation in height was determined to be appropriate. The Design Handbook notes on height that projects should respect the traditional context of Downtown, that new construction should appear similar in mass and scale to structures found traditionally in the area and to the established context, that new interpretations of traditional building types are encouraged but should be seen as products of their own time, and that new buildings should maintain a visual sense of continuity. Dean added that the Design Handbook stipulated that the third story should be a subordinate "addition" to a two-story building and should be setback substantially from the sidewalk edge such that it appears two stories in height as seen from across the street, that the third story should be setback from the alley faces, and that the materials and details should be simpler than those on the primary fagade. Dean showed an image demonstrating that part of the third story would be visible behind the first -story building, but not from in front of the second -story buildings. Dean stated that the Framework Plan also addressed height. Third stories are deemed appropriate since they provide variation, but one- and two-story should be the norm. It also states that one- and two-story buildings are permitted when defined goals are achieved. Dean stated that the language was nebulous but it did address activating the street with outdoor dining areas, which the project does. The Framework Plan also contained measurable guidelines for considering a third story, allowing for a Floor Area Ratio (FAR) of 2.0, meaning a third story of no more than 50% of the building footprint. The application met these stipulations. Subdivision Criteria stated that height provide consistency with the Comprehensive Plan, promote the purpose of the Subdivision regulations and compliance with the plat design requirements including orderly growth and the projection of the character and social and economic stability of all parts of the City. In the Comprehensive Plan, the downtown area is a "mixed -used center" where two and three stories are considered appropriate, ground floors should be activated by primary retail, and that projects should promote the health of Downtown through traditional development pattern and pedestrian scaled redevelopment. Under the PUD criteria, height should reflect an appropriate relationship to the surrounding area; an appropriate density, site relationship, and bulk; design considerations should include materials, colors, and lighting; it should comply with Design Standards and be consistent with the Comprehensive Plan; it should reflect architectural compatibility with surrounding designs and harmonious transitions and scale in character in areas of different planned uses; and it should contribute to a mix of styles within the city. Dean stated that in weighing these applicable policies, no additional consideration or weight was given to any policy or group of policies. Instead, all policies had to be interpreted comprehensively. In doing so, staff finds that the project is in compliance with the various policies given the following demonstrated compliance: 1. 1 and 2 stories at Main Street to reflect the varied height of buildings along Main Street and to complement the adjacent buildings. 2. The third story is setback 49 feet from Main Street, 37.9 feet from the alley, and comprises 50% of the building footprint. 3. FAR of 1.87. 4. Architectural interest through the use of colors, materials, and window glazing. 5. Third story is more subdued and has less window glazing than first and second stories. Dean presented the application's compliance with the SRU Criteria: