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Housing Site Development Standards and Design Guidelines Density The proposed density of 36.3 dwelling units per acre conforms to the 35-40 dwelling units per acre density range stipulated by the Standards. The proposed 7,520 sq. ft. of retail building area conforms to the 10,000 sq. ft. maximum retail area allowed by the Standards. Exceptions Requested by Applicant The project conforms to most of the Standards. The applicant is requesting three exceptions to the Standards. For the Commission's reference, the page and section number for each item below is noted in italics. 1. Street Hierarchy and Parking Orientation (p.20, Development Standard A4.3)— The project complies with the Standards except for the Internal Street section between the leasing/community buildings and the G3 buildings, which should have parallel parking on one side of the street. Comments: Staff believes that head-in parking makes the most sense on the leasing (north) side of the drive aisle and there isn't enough room on the south side to provide more than two or three parallel parking spaces. Therefore, staff can support an exception in this case to allow head-in parking on both sides. 2. Garage Doors (p.22, Design Guideline A5.b.)—Garage doors should be recessed at least two feet from the building facade. In order to provide variation in the garage wall plane, approximately 50% of the garage doors on Buildings GI-G3 would be recessed two feet from the building façade, while the other 50% would be recessed one foot. Comments: Staff can support an exception to this requirement as we find the applicant's alternative garage design minimizes the visual prominence of garage doors, thereby meeting the intent of the guideline. 3. Retail Buildings (p.40, Development Standard C5.3) — Storefronts are required to have a 40 ft. minimum depth with 60 ft. preferred at corners. The proposed retail spaces are irregularly shaped with depths varying from a minimum of 31 ft. up to 54 ft., as measured at the outside walls. Comments: Staff can support an exception to this requirement as the depths appear adequate given the limited site area that the applicant has to work with to accommodate both the required number of residential units and the encouraged retail space. Also, staff agrees with the Commission's comment at the work session that the applicant would have ensured the tenant spaces were designed such that they could be leased by retail tenants. PUD-85-08-ID-4M Page - 12 - March 27, 2013