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PLN2001-00056 2 11/19/2001 recommendation, the Planning Commission believed that the applicant and the architect had been responsive to comments made at the prior work session. The Planning Commission found many favorable features to the proposal. The exterior design is well articulated with windowsills, brackets, balconies, porches, pitched and dormer roofs. The corner of the. building facing the intersection is punctuated with a vertical element comprised of various bay windows, topped with an octagonal cupola. The depressed parking makes the parking garage visually less obtrusive. This results in the garage and vehicles being de- emphasized and the residential character more prominent. The podium above the parking garage provides the amenity of open space for the residents. Recommendation: The Planning Commission and staff recommend that the City Council approve by motion the Planned Development to develop new residential condominiums subject to recommended conditions of approval. BACKGROUND • In 1992 the property received PD approval for an 11-unit town home project. The proposal comprised of two buildings that were three stories in height (2-story unit atop a 2-car garage), with all of the units approximately 980 square feet in size. Development for that approved Planned Development never commenced. Therefore the approved Planned Developed is considered to be expired, although the PD Overlay Zoning District remains in tact. • A new 12-unit proposal was prepared by the applicant for the Planning Commission to review at a worksession last April. Planning Commission comments on the project that evening included reducing the perceived mass of the building, increasing the building's setbacks from the two street frontages to have landscaped setbacks, providing open space for the future residents, and improving the size of the living units by increasing their size. For the October Planning Commission hearing, the project was reduced one unit and the parking was partially depressed. These two changes were significant in addressing Commission's initial concerns from the worksession. Exhibits from the Commission's worksession are attached to this report for comparison. • The height of the proposed building is approximately 28.5 feet. This is determined by the mid -point of the pitched roof, which would have an eave line at approximately 25-feet above grade and the highest point of the roof at approximately 32 feet. Since the parking is partially depressed, the building height is somewhat less than a standard three-story residence with a conventional foundation. The 28.5-foot building height of the building is substantially less than the maximum height of 50 feet, which is allowed in the RM-1800 District (Zoning Code Section 2-542). v2