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(45 feet), the proposed high-quality architecture, and the desire to accommodate a mixture of residential, commercial, open space, and parking on-site to contribute to Downtown's vitality, staff believes the proposed height is appropriate. Parking The project includes four on-site parking spaces per residence, which exceeds the PMC requirement of two spaces per residence. PMC Section 18.88.020(D)(1) states that for properties zoned C-C District and located within the Downtown Revitalization District, the PMC does not require additional parking for a change in use for buildings that are older than five years, even if the new use generates a higher parking demand. Pursuant to this provision, no additional parking is required for the commercial use building. PMC Section 18.88.080 states: "No off-street parking facility shall be reduced in capacity or in area without sufficient additional capacity or additional area being provided to comply with the regulations of this chapter." Although this provision is subject to differing interpretations, staff believes the requirement that replacement parking be provided does not apply in this case because the commercial component of the project complies with the parking regulations in Chapter 18 of the PMC (i.e., no additional parking required for a change in use of a building over 5 years old). The proposal includes the removal of three existing on-street parking spaces to allow for the construction of the new residential unit driveways on Peters Avenue. The three on- street parking spaces are not proposed to be replaced. Staff believes the removal of on- street parking should be mitigated through the payment of in-lieu parking fees and has included a condition of approval requiring such payment. Although the payment of in- lieu fees for removed on-street parking is not a requirement in the PMC, there is precedent for such a requirement. The applicant of the Kimberly Commons project, just northwest of the subject site on Peters Avenue, was required to pay in-lieu fees for the removal of some of its on-street parking spaces. The Planning Commission agreed with staff's recommendation. PUD FINDINGS Please refer to the attached Planning Commission staff report (Attachment 4), pages 20 through 23, for a discussion of the considerations needed to approve the proposed PUD Development Plan. PUBLIC NOTICE Notice of these applications was sent to surrounding property owners and tenants within a 1,000-foot radius of the site. Staff has provided the location and noticing maps within the attached Planning Commission staff report (Exhibit I, Attachment 4) for reference. At the time this Council report was published, staff had not received any additional public comments regarding these applications. In response to the Planning Commission hearing notice, staff received 39 public comments via email with 36 of the emails expressing support for the proposed application and three of the emails expressing concerns related to the removal of parking, lack of parking supply in the Downtown, impacts of introducing new residential uses to downtown, and aesthetic compatibility between the existing residence and the new residences. Those emails are included in Exhibit H, Attachment 4 and Attachment 5. Page 10 of 11