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August 20, 2019 Page 2 (4) Lot coverage/impervious surface (R-4 code limits this to 50%); applicant’s proposal is approximately 75%. (5) Density (R-4 code limits this to approximately 24 units per acre, Comprehensive Plan calls for 20-40 units per acre); applicant is proposing approximately 35 units per acre. Staff believes that the flexibility requested under the PUD is appropriate, given the objectives of the Comprehensive Plan and the related improvements and amenities proposed as part of the project. Staff is recommending approval of the Preliminary Plan stage of the PUD Amendment for Silver Lake Village, with a series of conditions as noted in the summary section below. The Planning Commission reviewed the proposal at a public hearing during its meeting on August 20, 2019. Public comment related to a variety of aspects of the project. These included height and bulk of the building, sustainable measures available as a part of the project building and site planning, parking supply and impervious surface, and traffic generation and management on and around the site. The Commission discussed these and other related aspects of the project. Included in the Commission’s discussion was reference to concern as to whether conversion of the property from commercial to residential use had not been adequately examined. The Commission also discussed parking, building mass and height, and other aspects of the project raised by the staff report and public comment. Affordability was raised, with an acknowledgement that while affordability remains an important community goal, this project was suited to a more luxury market role, also an important market niche for the community. It was noted that the provision of units in this market range has an impact on overall housing supply, and frees up other existing units, both factors which contribute to maintaining affordability in other components of the housing market. After discussion, the Planning Commission voted 4-1 with one abstention in favor of recommending the project to the City Council. The Commission adopted the recommended staff conditions of approval, with amendments related to Condition 4, instructing staff to re- examine parking supply requirements with the objective of increasing pervious/green space through reduced parking supply; and Condition 5, modifying the condition to ask the applicant to consider larger parking space size “where possible”. These modifications are included in the conditions attached to this report. GENERAL INFORMATION Applicant: Doran SLV, LLC Owner: IRC Silver Lake Village, et al Location: 3800 Silver Lake Road Existing Land Use Vacant Retail Building and Parking Lot 36