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While Phases 2/3 are conceptual, the applicant is proposing a 32-foot-wide minimum setback line meaning the future buildings constructed in these phases may be shifted anywhere within that minimum setback line as the applicant refines subsequent phases of their master plan While the applicant is proposing a minimum 32-foot-wide setback for all frontages, Building 1 is actually proposed to be set back approximately 80 to 90 feet from both Stoneridge Mall Road frontages, with a generously landscaped area on the edges of the property. Staff believes this setback to be acceptable and supportable based on the applicant's shade and shadow study as well as neighborhood context renderings. At the work session, the Commission expressed some concerns related to the proposed 32-foot-wide minimum setback and requested more information to illustrate how the proposed building heights and the minimum setbacks for all phases would affect surrounding development. The closest residential buildings to the east are located approximately 175 to 200 feet from the property line; and those to the south approximately 175 feet; minimally, future buildings would be set back an additional 32 feet from the property line. Figure 12, above, provides cross-sections illustrating the relationship between the proposed project and adjacent development, based on the conceptual building placements shown in the site plan. Like Phase I, some drop-off/pick-up trips would occur off Stoneridge Mall Road across from the residential uses to the east; however, the majority of vehicular trips to/from the subject site would still be directed off Springdale Avenue reducing impacts on the residential uses. It is further noted the applicant provided a shade and shadow study as part of the CEQA evaluation (Exhibit B) that modeled the conceptual Phase 2/3 buildings; that analysis concluded that the taller buildings in Phases 2/3 would minimally cast a shadow over the westernmost units of the existing residential uses to the east, only during the winter months, and only during the late afternoon from approximately 4 p.m. until dark, a less than significant impact. Based on the shade and shadow study and the renderings provided, it appears that both Building 1 and the future buildings in Phases 2/3 would have minimal effect on the surrounding development. Phases 2/3 would also be subject to a subsequent design review by the Planning Commission, which would allow for an opportunity to review more detailed and refined architecture and massing and make adjustments if needed. Condition of Approval Nos. 7 and 8 specify the required Planning Commission design review, including that the City would have the ability to require a larger setback for all, or portions of, the Phase 2/3 buildings, to the extent necessary to maintain visual compatibility with the surrounding area, avoid overly concentrating building height and mass towards the eastern frontage, and to provide for varied building massing and articulation along the project frontages, in a manner similar to that achieved for Building 1. Staff believes this approach provides the applicant adequate flexibility to design and place buildings within the proposed building envelope as they refine subsequent phases of their master plan in Phases 2/3, but also adequately protects surrounding development. Traffic and Circulation Vehicular access to the subject site would be provided from three existing driveways (one on Stoneridge Mall Road (Phases 2/3), one on Stoneridge Mall Road (ring road) (Phase I), and one on Springdale Avenue (Phase I and primary)). PUD-139 and P20-0973, 10x Genomics, Inc. Planning Commission 19 of 32