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P20-0989, Objective Design Standards Planning Commission 6 of 12 • Other Comments: Comments related to the usability of balconies and other private open space areas were raised regarding several projects, as was the concept of maximizing outdoor living. The Commission also thought that streetscape and public views of projects are of most importance and should be prioritized over internal site design. Planning Commission Review of Draft ODS The Planning Commission has reviewed and discussed the ODS at several meetings, as outlined below. On January 11, 2023, the Commission provided a favorable recommendation of both ODS to the City Council. • September 8, 2021: The Planning Commission held a two-part work session to review: (1) draft changes to the 2012 Housing Site Development Standards and Design Guidelines to reflect objective standards for Housing Sites; and (2) housing densities for residential projects. The Commission asked questions of staff and the professional services team and discussed a variety of topics, including project density, open space, step backs and massing breaks, building materials, architectural features, tax credit requirements, and development standards such as setbacks. • December 14, 2022: At this work session, the Commission reviewed draft ODS for both the Housing Sites and the R-M, C-C, and M-U District sites. Members of the Commission asked clarifying questions regarding a variety of topics in the ODS, including affordability, unit size, landscaping and open space, trash receptacles, and others. The Commission also received and reviewed public comment submitted for this meeting. • January 11, 2023: The Planning Commission was generally supportive of the ODS for both the Housing Sites and the R-M, C-C, and M-U District sites and provided a favorable recommendation to the City Council, with the modifications. The Planning Commission also discussed building height for projects greater than 30 du/ac but less than 40 du/ac and suggested staff and the professional services team consider a reduced building height for projects that fall within this range, since the Housing Sites ODS currently identify a building height maximum of approximately 65 feet for projects with density 30 du/ac or greater. After considering this and reviewing recently constructed projects built in the 30 du/ac range, staff recommended to the City Council that this additional lower tier not be established, since many projects will distribute or mix the density on a given site, meaning some areas of the site that are, for example, setback from existing residents could be less tall whereas other areas of the site could be denser and taller2. Another consideration is the inclusion of podium parking or desired ground floor commercial uses, which would occupy the ground floor and could require additional height to accommodate the residential units above. 2 An example is the Vintage project, which mixed densities with some denser/taller portions (over 50 feet) and some lower density/lower height components, while maintaining an overall average density of 30 du/ac.