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Variance No, 2016 -04 May 9, 2016 Page 3 from 938 to 1,300 square feet and will make up 33 percent of the project. All ground -floor residential units facing the streets will contain front patios or recessed entries, Moreover, all interior units whose front entries face common corridors have been designed with recessed entries that enhance the sense of home and allow for welcome mats, planters, and other embellishments to individualize each entry. Parking, Architecture and Landscaping The project site currently contains 145 parking spaces. The majority of these spaces, 118, are contained in a subterranean garage, while 27 are contained in a surface parking area. To accommodate construction of the three new residential buildings and the project's primary open - space courtyard, all but one of these surface stalls will be removed. To enhance security for the project, the gated entry will be relocated to the foot of the ramp inside the subterranean garage, ensuring that only residents and registered visitors access the garage. The subterranean parking spaces inside the garage will be reconfigured to allow trash enclosures and a bicycle storage facility inside. Existing elevators and stairwells are proposed to remain, however, one stairwell will be reconfigured to allow egress from the garage directly to the interior of the project site. All resident parking inside the garage will be assigned through an on -site parking management plan, and visitors will need to register with on -site management to park inside visitor stalls. The streets surrounding the project site will be Improved as part of the project. Although parking is not allowed on Main, Seventeenth, or Sycamore streets, street reconstruction on Sycamore Street that is required for the project will result in new bulb -outs for pedestrian safety and additional street parking options where red striping currently exists. Moreover, sidewalks, curbs, paving, safety enhancements, and tree wells will be reconstructed or installed as part of the project. A modern style of architecture is proposed for the project. Enhancements to the existing five -story Mid - Century building will complement the new construction. These include new paint on spandrel panels, refinishing exposed concrete, public art sculptures near the main entry, and new ground - floor finishes and installed art. The three new structures will contain a variety of building materials, including wood pattern fiber cement panels, clear anodized aluminum plaster reveals, and fiber cement wall panels (Exhibit 6). Finally, landscape improvements will result in reconstruction of the planters adjacent to the project site's main entry, as well as construction of a new tot lot in the interior courtyard, new landscape planters, and community garden boxes. Landscaping will be added to the entire project perimeter, and existing street trees will be replaced in accordance with City standards. Trees and landscaping will also be added to create a buffer between the project and the commercial building to the south of the project site (Exhibit 7). 31 D -5