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DRAFT Chair Allen stated that she would like to itemize the following issues for discussion by the Commission: commercial versus residential in relation to the front house; parking; building height; and the garage in front. Parking Chair Allen stated that she thinks there are five spaces, at a minimum, for which she would like to require in-lieu parking fees, and she could even argue for seven: the applicant is actually proposing to demolish two spaces; there are two existing on-site, the existing garage and the space associated with the little white house; and the net of three on-street parking spaces that are being lost. She stated that the project needs a PUD and the project needs five spaces. She asked staff to confirm what the parking demand need for the commercial space is, just using the standard methodology for saying the commercial is "X" amount of square feet and it would expect to have four cars. Mr. Luchini replied that it would be four spaces for the approximately 1,200 square feet, based on the standard of one parking space for every 300 square feet. Chair Allen stated that one question asked when considering any commercial building is how many people are going to visit, and based on the square footage of that property, how many spots would be expected to be required; staff indicated that would be four parking spots, and added to the three on-street parking spots lost to making space for the driveways, would make seven parking spaces. Commissioner Nagler inquired how many parking spaces currently exist on the street, contiguous to this lot, that are unaffected by this construction and could be used for commercial purpose. Commissioner Ritter stated that this is getting too complicated and asked what currently exists and what is being proposed. He requested confirmation that the applicants are asking to reduce two spaces less than what they currently have and, therefore, are paying in-lieu parking fee for the two spaces they are giving up on their lot space. Mr. Weinstein replied that the applicants initially were not proposing any payment of in-lieu fees, and what they are doing is getting rid of two on-site spaces and three on-street spaces. He reiterated that the Code requirements for payment of in-lieu fees for on-site spaces are unclear, but that is an interpretation that could be made; and there are no Code requirements for the payment of in-lieu fees for the removal of on-street parking spaces. He indicated that what staff is proposing as part of the Conditions of Approval is payment of in-lieu parking fees just for the three spaces on the street. He added, however, that it would be a valid and reasonable interpretation of the policy should the Commission decide that in-lieu parking fees should also be paid for the two on-site spaces as well. Commissioner Ritter inquired how many more spaces are being lost because of this development. DRAFT EXCERPT: PLANNING COMMISSION MINUTES, 11/182015 Page 11 of 22