CC WORKSESSION 06012020 JOINT WITH PLANNING COMMISSION

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for a second phase building that could replace the Unofficial restaurant with a second building. Internal driveway access would be anticipated if this were to occur. The applicants have indicated that they are planning for the continuation of restaurant use on this site, however. • Other Considerations o The applicants have designed the setback area in the front of the building to accommodate a band of landscaping and a small patio area along the Stinson Boulevard frontage, as well as additional front yard green planting area along 38th Avenue NE. o Architecturally, the building is proposed to be a 3-story structure with a flat roof. The concept plans show a series of low articulated roof line parapet extensions. The building wall is a combination of recessed and forward extended sections. Materials are identified as a combination of lap siding and brick veneer. The applicants have noted that the construction will be modular-based, in which the individual unit modules are manufactured in a facility designed for that purpose, then transported to the site and assembled, nearly pre-finished. o It is not clear from the plans whether the units would include balconies. The exterior plans do not seem to show them, but the interior photo examples include a view of exterior balcony space. While the zoning ordinance does not include a requirement, one of the discussion issues related to the proposed site plan could be the amount and qualify of outdoor space for tenants. The applicants have noted that their proximity to other private or public open space in the greater neighborhood is one of the locational features they are relying on to minimize the need for on-site open space. • PUD Flexibility, generally. For the City’s discussion, this application relies on the affordability generated by the various cost-saving measures as being the primary “amenity” intended to offset the areas of PUD flexibility proposed. In previous applications, the City has sought additional tenant amenities, or public accommodations, to justify the use of PUD to vary from the standard zoning requirements. Thus, to proceed, the City Council and Planning Commission should be able to find that the flexibility in density, parking supply, surface parking design, impervious surface, and outdoor open space are justified by the ability to provide affordable units to tenants in the range of 60% - 80% of average area income. For processing and next-step purposes, the applicants would seek a “Preliminary Plan” PUD request, with more fully detailed plans and support materials. To advance to that stage, the Planning Commission and City Council can use this Concept discussion to identify preferences in project density, location, site planning, and architecture, along with any other relevant issues, such as affordability and sustainability, that would be important for the applicants to incorporate into their next-stage plans.