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PUD-136, Mall Residential Project Planning Commission 25 of 34 State law separately defines “waivers or reductions of development standards” as a further form of assistance available to developers with eligible density bonus projects. The City is not permitted to apply a development standard that would physically preclude the construction of the project at its permitted density; accordingly, a developer may request such standards to be modified or “waived” accordingly. For most projects, there is no limit on the number of waivers or reductions of development standards that may be requested . The project proposes two waivers to the Design Guidelines as described below: • Building Height. The Design Guidelines allow a maximum height of approximately 65 feet or five stories. The project proposes five-and-one-half stories with a maximum height of approximately 65 feet. The applicant has indicated allowing for the additional one-half story of height allows the Project to meet the minimum densities for the project to be met, and by adding to unit count, reduces the construction cost per unit. • Ground Floor Units. The Design Guidelines require a minimum of 75 percent of ground floor units (within five feet of grade) to have entries onto street, internal street, paseo (walk), or open space (including corridor buildings). The Project would provide no ground-floor unit entries. The applicant has indicated due to the modest downslope from the northwest to the southeast corner of the subject site , and that custom, ADA compliant ramps, would need be constructed for ground-floor units with an entry onto the street and extra space dedicated to fit walkways, porches, and access room around each entry. Inclusion of these features would not allow for the project to fit on the development site, and thus not be feasible to construct at the proposed density. Staff finds the applicant has provided sufficient evidence to support the requested waivers, and none of the findings allowable under State law to deny the requests can be made, thus recommends they be granted. Excluding the exceptions above, and as detailed in the applicant’s Design Guidelines and Objective Design Standards Compliance Chart in Exhibit B, staff finds the project is otherwise fully compliant with the remaining requirements specified by the Design Guidelines. Site Plan The site plan has been designed to allow access to the project site from both segments of the Stoneridge Mall Road with the primary entrance generally off the segment along the east side of the project. An internal motor-court would provide internal circulation leading to the main parking structure entrance and exit. A secondary parking structure entrance and exit would be located along the internal loop segment of Stoneridge Mall Road. Multiple pedestrian access points would be provided on all sides of the project, with the focus and majority of them again off both segments of Stoneridge Mall Road. The building itself and its most prominent design features are focused towards the intersection of both segments of Stoneridge Mall Road providing a significant street presence and entry statement for the project while also providing enhanced pedestrian entrance points and perimeter landscaping to give the project a n appropriate pedestrian scale and to address the streets and access ways surrounding the project. Staff finds the proposed site plan is acceptable, As described above, the project proposes varying setbacks around different sides of the proposed building with the minimum setback (along the Drive Aisle ‘A’ side) being approximately six-and-one-half feet and the largest setback (along the loop segment of Stoneridge Mall Road) being approximately 26 feet (includes an existing utility easement area).