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densities which generally exceed the General Plan range midpoints in order to enhance the opportunities for affordable housing, unique housing types, and economic growth in the Downtown." Direction Needed: • Is the proposed density appropriate for the site? • Are the units consistent with the downtown area? Site Layout The development proposal consists of 5 individual parcels with a potential second dwelling unit above the new garage. Staff notes that because second dwelling units are mandated by the State, it would not count towards the General Plan Housing cap. Since the initial preliminary phase last August, there have been several site design alternatives that have consisted of attached and detached units ranging in size. The applicant has provided those site design alternatives for the Planning Commissions review. Each design has the units arranged in an "L" shape on the property to eliminate a cluster design by keeping the units tucked on the back of the property and in keeping with the other surrounding residential buildings. As illustrated in the chart above, each one is similar, however varies in size, location, and site improvements. Due to the width of the driveway, proposed at 18 and 16-feet, it will be a private drive. The Fire Department has reviewed the two alternative widths and is supportive of it being as low as 16-feet so long has an additional fire hydrant is added. Direction Needed: • Given the proposed setbacks, lot sizes and location of the site, is it appropriate to have detached or attached units? • Is the FAR appropriate and compatible with the surrounding area? • Are the units appropriate in size? • Is the common open space appropriate for attached units? • Given the location of the second dwelling unit, would it be appropriate to have atwo-car garage verses tandem driveway parking? Architectural Design Although it is not reflected in the elevation drawings in Exhibit A, the proposed design scheme would consist of varied wall articulations and material selections. The material pallet for each of the units contains horizontal hardi-board siding and painted stucco. There would be alternative color and material schemes proposed to allow for diversity. The proposed buildings are approximately 31-feet tall when measured from finished grade to the roof ridge. The units have a garage in the lower level and two floors of living above. Each unit has a covered front porch with steps providing direct access to the living area. The attached PUD-64/First Street LLC Planning Commission Page S of 7