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September 8, 2020 Page 2 3)Parking Supply. A parking supply of less than 2 spaces per unit as imposed in the R-4 zoning district. A total of 46 parking spaces are proposed which results in a ratio of 1.2 spaces per unit. This number is equal to the total number of bedrooms proposed in the project. 4)Covered (Enclosed) Parking. The allowance of no covered (enclosed) parking stalls. The City’s R-4 District standard requires at least half of all parking stalls to be covered/enclosed. 5)Impervious Surface Coverage. The allowance of impervious surface coverage which exceeds 50 percent of the area of the site (as imposed in the R-4 zoning district). The proposed site plan calls for 76.7 percent of the site to be devoted to impervious surface. Planning Commission Action. The Planning Commission considered this item at its August 18th meeting as a part of a public hearing on the request. A motion to approve the item was seconded, but failed to prevail, with the vote split at 2 in favor, 2 opposed, and 3 members abstaining. The votes opposed raised as primary issues a concern over parking supply, the concern with converting potential commercial property to residential, and a concern over the lack of attention to racial justice. Abstention votes primarily cited the inability to ensure that the applicant’s primary project asset – affordability – was not a guarantee, but only a goal of the project. The applicant noted that the proposal was essentially “market rate”, in that it is being designed to succeed financially by attracting tenants who are willing to accept lower levels of amenities in exchange for lower rents. The primary support for ensuring the lower rents was the applicant’s contention that unit size and the lack of amenities would not attract tenants at higher rent levels. The Planning Commission declined to take up a second motion, and forwards the application to the City Council without a final recommendation. Staff Recommendation. Staff believes that the flexibility requested under the PUD can be considered 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 for the Stinson Apartments project, with a series of conditions as noted in the summary section of the report which follows. 36