Ordinance No. 20395 - Laserfiche WebLink

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The proposed change to Community Commercial would allow a greater range of uses than Neighborhood Commercial, uses that might concentrate more residential uses, employment and services in the area. For example, high density residential development with neighborhood commercial uses on the ground floor is an appropriate mixed use in nodal development areas. However, the 35-foot height limit in C-l may make it more difficult to achieve the multiple story development required to achieve the most efficient use of land in an urban area. The flexibility of a Community Commercial designation to accommodate a wider range of uses and development intensities than Neighborhood Commercial potentially provides more flexibility to respond to market changes and to surrounding growth, which can further the goals of nodal development. Floor Area Ratio (FAR) Reduction The ND overlay zone established the FAR of 1.0 for the area after the approval of the original PUD. An FAR of 1.0 is required whether the zone is C-l or C-2. This new FAR requirement does not apply to the approved PUD, but would be triggered by a new PUD. The owners' planned extended stay hotel would have an FAR of .89; however, other uses would have a lower FAR. The applicant proposes a minimum site FAR of .70. The applicant maintains that an FAR of 1.0 is not feasible for a hotel or many other commercial uses. According to the applicant, alternative designs for the site were explored in an attempt to meet 1.0 FAR; however, even adding another story to the hotel did not meet 1.0 FAR, due to requirements for parking and circulation. As a comparison, the uses approved in the PUD prior to adoption of the ND overlay zone have an approximate FAR of .69. Notwithstanding the owners' immediate development plans, the .70 FAR, if approved, would apply to other C-2-type development on the site. Generally, the higher the FAR, the more compact urban development can be achieved. A relatively high FAR generally furthers the goals of the ND overlay zone, and mixed-use, compact urban development. A moderately high FAR of .70 as proposed, does not necessarily prevent efficient development patterns. Moreover, the 5,000 s.f. size limit and 35-foot height limit in C-l may hinder efforts to reach 1.0 FAR. Coupled with a C-2/Community Commercial designation, which allows taller and larger buildings than C-l/Neighborhood Commercial, a FAR of.7 may accommodate more dense urban development on the site than a 1.0 FAR with C-l zoning. The proposed amendments and FAR reduction would not be inconsistent with the purpose of the Crescent Avenue Nodal Development area established in the Willakenzie Area Plan. Based on the discussion above, the request meets this approval criterion. Summer Oaks-Crescent Center - F'indings, St'ptember 17.2007 Pagt' 13 of ! 9