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The applicant is requesting the ability to allow for multi-family .residential <br />condominiums/apartm.ents within Districts II and III of the project. Currently, multi-family <br />residential land uses are not listed within the Economic Development Primary (ED-P) zoning <br />district, which the subject property is currently zoned. <br />STAFF BACKGROUND AND COMMENT: <br />As argued by the applicant during the various public hearings, and referenced within the submitted <br />application, successful main street style developments are vibrant mixes of commercial businesses, <br />professional offices, and residential lofts with second or third floor residential as key component. <br />Not only do the resident units supply abuilt-in market for the commercial and office businesses <br />located within a particular development, they offer informal after hours security and stability. <br />This concept is complimentary to the "Main Street" design approach that the applicant is proposing. <br />District II reflects the national Main Street approach, which advocates a return to community self- <br />reliance and local empowerment of traditional commercial districts based on their unique assets, <br />namely: <br />a. Distinctive architecture, <br />b. Apedestrian-friendly environment, and <br />c. A sense of community. <br />In. reviewing the appropriateness of this Design Solution, staff researched and discovered the <br />following: <br />1. The Pilot Version of the United States Green Building Council (USGBC) Leadership in <br />EneYgy and Environmental Design fo~~ Neighborhood Development rating system confers <br />points to mixed use projects containing residential floor area representing at least twenty-five <br />percent (25%) of the total building square footage. <br />This emphasis on mixed uses with a residential component will also encourage walkable, <br />pedestrian-oriented street environments, reduced automobile dependence, and better security <br />after business hours (or "eyes on the street"). <br />Staff believes that Buckhorn Village is an example of Smart Growth planning principles <br />because it supports or provides for: <br />a. Integration of mixed land uses into communities as a critical component of achieving <br />better places to live, <br />b. Provision of quality housing for people of all income levels, and <br />c. Walkable environments, which create desirable places to live, work, and play. <br />Because the proposed location is in a economic development node, is compatible with proven "Main <br />street" design concepts, advocates for LEED mixed use design, espouses several Smart Growth <br />principles, and is compatible with at least seven (7) planning objectives listed in the public hearing <br />draft 2030 Comprehensive Plan, Staff supports the waiver request and believes that allowances <br />ought to be made to allow for multi-family, condominium style, residential development to occur on <br />the property in keeping with the "Main Street"/town center theme of District II. Staff is also <br />supportive of the proposed multi-family development within District III for the same reasons. <br />17 <br />