Dec 19, 2024 Joint Meeting of Plan Commission Hearing Officer and Board of Zoning Appeals Hearing Officer

[A. Call to Order]

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>>> GOOD MORNING, EVERYONE. I'M GOING TO HANDLE THE PLANNING COMMISSION PUBLIC HEARING FOR TODAY. YEAH.

>> OKAY. LEAH YORK, HEARING OFFICER FOR THAT PORTION OF OUR MEETING.

>> AND WE'LL CALL THIS MEETING TO ORDER, THE THURSDAY, DECEMBER 19TH, JOINT CARMEL PLANNING

[D.1. Docket No. PZ-2024-00191 DP/ADLS: Ardalan Plaza. The applicant seeks site plan and design approval for a mixed- use development with retail and residential components. The 1-acre site is located at 311 W. Main St. (not in any subdivision) and is zoned C2/Mixed Use. Filed by Jim Shinaver of Nelson & Frankenberger, LLC]

[D.1. Docket No. PZ-2024-00192 V UDO Section 2.36 Maximum 80% lot cover allowed; 90% requested.]

[D.2. Docket No. PZ-2024-00193 V UDO Section 2.36 Maximum 35-ft building height allowed when adjacent to single family residences; 65-ft requested.]

[D.3. Docket No. PZ-2024-00194V UDO Section 1.07 Transportation Plan compliance is required; Requesting Thoroughfare Plan Map, Mobility & Pedestrian Plan Map, Street Topographies, and Streetscape Facilities modifications.]

[D.4. Docket No. PZ-2024-00195 V UDO Section 5.21 (C) Minimum bufferyard width shall be equal to the building height of the nearest building to each side or rear lot line, not to exceed 35’; 5’ width requested. Also, minimum planting standard shall be Bufferyard C; Requesting the planting standard be per the submitted landscape plans. The 1-acre site is located at 311 W. Main St. (not in any subdivision) and is zoned C2/Mixed Use. Filed by Jim Shinaver of Nelson & Frankenberger, LLC]

>> AND ALSO HEARING FOR DOCKETS NUMBER PZ 00192, 193, 194 AND 195V FOR VARIOUSES.

>> OKAY. THANKS, EVERYONE, FOR BEING HERE TODAY. YOU KNOW, THIS IS A PUBLIC MEETING, AND WE'LL OPERATE ACCORDING TO THE RULES. AND IT WILL START OUT WITH THE PRESENTATION BY THE PETITIONER.

UNLESS THERE IS ANNOUNCEMENTS BY THE DEPARTMENT OR LEGAL COUNSEL.

I CAN'T TELL.

>> I CAN'T TELL IF IT'S ON OR NOT.

I'M DAN MORIARTY FROM STUDIO ARCHITECTURE. THIS IS PROBABLY A PROJECT YOU HAVEN'T HEARD OF YET. IT'S BRAND- NEW FOR YOU GUYS.

THIS IS THE PROJECT, OF COURSE, FOR THE TRUST.

LET'S SEE IF I CAN GET IT UP HERE.

THERE YOU GO. WE'VE GOT MAIN STREET, OF COURSE, HERE TO THE NORTH. AND THEN THIS IS THE ROUND-ABOUT. WHERE IS MY PEN? ROUND- ABOUT HERE. THIS IS OUR FAMOUS ALLEY THAT CONNECTS THE BACK HERE. THIS DIVIDES THE NORTH HALF OF THE SITE FROM THE SOUTH.

THERE IS AN INCLINE THAT RUNS DOWN THIS ALLEY HERE.

SO THIS IS DEDICATED TO THIS PORTION OF THE CITY AS A PUBLIC IMPROVEMENT. THE BUILDING IS APPROXIMATELY 13 TO 14,000 SQUARE FEET ON THE FIRST FLOOR.

IT'S GOT RETAIL, RESTAURANT, A GALLERY ON THE FIRST FLOOR.

FIVE GARAGES, FOUR OF THE FIVE CONDOS.

FOUR CONDOS ON THE SECOND FLOOR. ONE CONDO ON THE THIRD FLOOR. AND SINCE WE'VE SUBMITTED THE ORIGINAL PACKET TO ADLS OR TO THE PROJECT DOCKS, THERE'S BEEN A NUMBER OF DISCUSSIONS AND DECISIONS MADE.

SO WE KNOW THAT ON PROJECT DOCS, FOR INSTANCE, WE STILL HAVE 30 PAGES OF COMMENTS.

WE WILL HAVE TO, DEPENDING ON YOUR OUTCOME TODAY RESUBMIT SOME OF THE CHANGES THAT HAVE BEEN MADE OVER THE LAST WEEK OR TWO HERE THROUGH CONVERSATIONS WITH THE NEIGHBORS, WITH THE CITY AND WITH THE CRC, ET CETERA, TO TRY TO GET TO AN ACCEPTABLE PLAN FOR EVERYONE.

IN GENERAL, WE'VE ANSWERED ALL THE QUESTIONS ON PROJECT DOCS, EXCEPT I THINK THERE IS A FEW THIS WEEK. AND MANY OF THOSE ARE JUST WAITING FOR WHOEVER'S COMMENT IT WAS.

I WANT TO MAKE SURE WE ANSWERED ALL THE EXISTING ONES.

BUT WE WILL HAVE TO MAKE ANOTHER SUBMITTAL TO CATCH UP WITH THE DETAILS THAT WE TALK ABOUT TODAY. SOME OF THE CHANGES THAT WE'VE TALKED ABOUT WITH THE NEIGHBORS AND WITH THE PLANNING COMMISSION TUESDAY NIGHT WERE -- WE USED TO HAVE THE RESTAURANT ON THIS SIDE OF THE PROPERTY.

IT'S BEEN FLIPPED TO THE OPPOSITE SIDE.

THERE WAS OUTDOOR SEATING ON THIS SIDE.

THAT WOULD GO WITH THE RESTAURANT CONCEIVABLY.

AND I THINK SOMEONE ASKED A QUESTION ABOUT THE SEATING AND THE SIDEWALK. IT SHOULD BE NOTED THAT GRAYED ON THE SITE, YOU WOULDN'T NECESSARILY BELIEVE IT, BUT FROM HERE, WE'RE MATCHED AT MAIN STREET.

AND AS WE GO TO THE EAST, THE BUILDING WILL COME OUT OF

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THIS ENTRANCE TO THE ART GALLERY ANDS IN GREEN TO ALSO REBUILD THE SIDEWALK AROUND THE CORNER HERE TO A 10- FOOT WIDE SIDEWALK.

I THINK IT IS MAYBE THREE FEET RIGHT NOW, MAYBE FOUR FEET. AND THE WALL IS IN NOT THE GREATEST CONDITION IN THE RAILING ALONG THE SIDE.

SO THAT WILL ALL BE IMPROVED AS PART OF THE PROJECT AT THE REQUEST OF THE CITY. THE VARIANCES THAT WITH THE PASSAGE, I GUESS, OF THE COMMITMENT AMENDMENT TUESDAY NIGHT, NOW, OF COURSE, WE'RE -- I'M SORRY. IS THIS A COMBINED HEARING OR IS THERE ONE AND THEN THE OTHER?

>> COMBINED.

>> OKAY. SO ON THE BCA SIDE, WE HAVE AS MS. YORK LISTED THE FOUR VARIANCES.

I'M SORRY. LET ME GRAB THOSE HERE.

I ALSO SHOULD SHOW THE RENDERING REALLY QUICK.

THIS IS A VIEW FROM THE ROUND- ABOUT THAT I BELIEVE YOU HAVE ALL SEEN. IT SHOWS THE ROUND- ABOUT AND LOOKING FROM ACROSS THE STREET AT THE CORNER BACK AT THE PROPERTY WITH OUR KIND OF TWO- STORY BASE. OF COURSE, THIS IS THE YARD LAWN RESIDENCE AND THE TOP FLOOR, THE FOUR CONDOS. THIS IS THE ART GALLERY HERE AND, OF COURSE, POTENTIAL RESTAURANT.

I'M NOT FINDING ANY LIST OF VARIANCES HERE IN THE PACKET.

ONE WAS RELATED TO -- SOME OF THEM WERE -- OH, THANKS.

THE LOT COVERAGE VARIANCE WAS THE FIRST ONE WE HAD ON OUR LIST. IT ASKED FOR 80% MAXIMUM.

AT THE TIME THIS WAS SUBMITTED, WE EXCEEDED THAT BY A BIT MORE. WITH REVISIONS WE TALKED ABOUT HERE IN THE LAST WEEK OR SO, WITH THE ADDITION OF THIS LANDSCAPED AREA ON THE WEST SIDE, WE'RE NOW ABOUT 83. 4%, 83 AND CHANGE.

WE DID ORIGINALLY HAVE ALSO -- WE LOOKED AT PAVERS THAT WERE -- THAT WERE IMPERVIOUS IN THE ALLEY BACK HERE.

ONCE WE TALKED TO ENGINEERING HERE AND THE CONCERNS OF MAINTENANCE AND THE CLOGGING OF THAT SYSTEM AND THE CHALLENGE THAT PRESENTS, WE ABAN DATE OF BIRTHED THAT IDEA, WHICH TOOK US OVER THE 80% LOT COVERAGE.

SO THAT IS, IN FACT, THE FIRST VARIANCE WE'RE LOOKING FOR. THE SECOND IS ADJACENT TO RESIDENTIAL -- A SINGLELE FAMILY RESIDENTIAL, THE UDO REQUIRES A 35 FOOT BUILDING HEIGHT.

THAT, OF COURSE, WOULD BE ON OUR -- ACROSS 4TH AVENUE.

AND OUR -- IN RESPONSE TO THAT OR IN A GESTURE TOWARDS BEING A GOOD NEIGHBOR HERE, WE HAVE LIMITED THE SECTION ALONG 4TH AVENUE TO, I BELIEVE IT WAS, 35 FEET TO THE -- TO THE EVE THERE. AND THEN THE BUILDING SETS BACK 20 FEET WITH THE -- THE RESIDENCE THEN RISING ABOVE THAT. SO HERE'S A SECTION THROUGH 4 TH AVENUE.

SECTION THROUGH 4TH AVENUE HERE.

YOU CAN SEE THE HOUSE, OF COURSER HERE, THEY'RE SET BACK. 4TH AVENUE, WHICH IS ALLOWED FOR. THEN OUR SIDEWALK. THEN WE HAVE 25 FEET OF LANDSCAPE AREA BETWEEN SIDEWALK AND THE ROAD.

THEN -- SORRY I DIDN'T BRING MY GLASSES UP HERE.

WHAT DOES THAT SAY? 36 FOOT 2 OVER THAT EVE.

AS PART OF THE DISCUSSIONS THE LAST FEW DAYS, WE ALSO ELIMINATED THE ACCESS TO THE ROOF. SO THIS SECTION HERE IS NO LONGER THERE. WE'RE GOING TO LIMIT THE ACCESS TO THE AREAS THAT WRAP AROUND THE RESIDENCE, RATHER THAN EXTENDING THAT CIRCULATION OF THE ROOF. SO THAT SAVES US AT LEAST 15 FEET IN VIEW. THE THIRD WAS RELATED TO THE

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5 FOOT WIDTH REQUESTED. OF COURSE, THAT IS THAT ALLEY HERE. SO IN DEDICATING THIS ALLEY TO THE CITY, CHANGES OUR ABILITY TO MEET THAT REQUIREMENT. AND AS, I THINK, NOTED IN THE PLANNING COMMISSION HEARING THE OTHER NIGHT, MOST OF THE REMAINING DISCUSSION REMAINS AROUND THE DISPOSITION OF THE ALLEY.

AND IT WAS, I BELIEVE, THE LATEST IS THAT IT WILL BE DESIGNATED ONE WAY FROM THE WEST TO THE EAST. AND ALSO MARKED AT THE EAST END AS A PRIVATE DRIVE OR PLEASE DO NOT ENTER KIND OF THING.

SO I BELIEVE THAT ANSWERS THE OUTSTANDING -- OUTSTANDING QUESTIONS I'M AWARE OF ON THE PROJECT. THERE WAS ONE QUESTION I PICKED UP FROM ONE NEIGHBOR ABOUT DRAINAGE. WE DO HAVE BELOW THE ALLEY RIGHT HERE IS AN UNDERGROUND RETENTION SYSTEM THAT WE HAVE A REPRESENTATIVE HERE TONIGHT IF THERE IS ANY QUESTIONS OR DETAILS. IT WILL OBVIOUSLY GREATLY IMPROVE THE DRAINAGE IN THE AREA COMPARED TO THE SITUATION THAT'S THERE NOW. ON THE HEARING OFFICER SIDE, WE HAD A FEW QUESTIONS, I THINK, FROM YOUR E-MAIL.

RESIDENTIAL TRASH DISPOSAL. THIS IS THE DUMPSTER ENCLOSURE HERE. ONE OF OUR CHALLENGES HERE IS GRAYED. IF I REMEMBER THIS RIGHT, AARON, GETTING FROM 3RD AVENUE TO OUR GARAGES, THERE IS A SLOPE THERE THAT REQUIRES THAT DUMPSTER TO OPEN SIDEWAYS INSTEAD OF OUT THAT WAY, SO IT WOULD BE ON A PRETTY GOOD SLOPE.

SO THAT'S WHY WE HAVE THE DUMPSTERS OPENING TOWARDS THE THREE PARKING SPACES THERE.

WE WOULD ANTICIPATE THAT THAT WOULD BE THE COMMERCIAL DUMPSTER, PROBABLY, AND THAT EACH RESIDENCE WOULD LIKELY HAVE A BLUE TOTE, LIKE MOST HOUSEHOLDS, THAT THEY WOULD KEEP IN THEIR GARAGE.

IT COULD BE ROLLED OUT ON TO THE CURB ON THOSE DAYS FOR TRASH REMOVAL.

THE SECOND QUESTION WAS A GOOD POINT ABOUT NEEDING BOTH, YOU KNOW, SOME SAFETY GLIDING AND A HOSE BIB FOR CLEANING AND JUST SAFETY ALONG 3RD AVENUE THERE AT NIGHT. THE PHOTOMETRIC PLAN.

THE FEW THINGS WE HAVE MADE, WE WILL HAVE TO SUBMIT THAT AS PART OF THE APPROVA. STREET LIGHTS, IT WAS NOTED THAT THERE SHOULD BE ONE NEW STREET LAMP TO BETTER LUM ILLUMINATE MAINE. IS THAT WHAT YOU'RE THINKING? 1ST STREET LIGHT, IF I'M READING THAT RIGHT. EAST/WEST CROSSWALK, OKAY.

SO THAT'S PART OF THAT PLAN TO RESUBMIT.

THE BIKE PARKING, WE ACKNOWLEDGE THAT THERE IS CONCERN ABOUT THE SIX BIKE RACKS, MAYBE CREATING A BIT OF A PINCH POINT ON THE SIDEWALK. WE CAN MAYBE DISTRIBUTE THOSE TO THE SATISFACTION OF THE CITY.

AND THEN, OF COURSE, THE SIGN PACKAGE.

THEY PLAN TO REUSE THE SIGN FROM THEIR EXISTING GALLERY ON MAIN STREET, WHICH I BELIEVE WE HAVE SHOWN ON THE -- OH, YEAH. YOU SHOULD SHOW THE ELEVATIONS AS WELL. THOSE CAN BE A LITTLE SMALL.

WE HAVE SHOWN A SIGN HERE ON THE

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THERE WILL OBVIOUSLY BE A MINIMUM AMOUNT OF BOTH EXTERIOR LIGHTING SINCE THE RESIDENCES.

WE DON'T WANT A LOT OF LIGHT SHINING UP THAT WILL DISTURB PEOPLE. SINCE THERE IS LIGHT OUT NOW, THERE MAY BE TWO TENANTS INSTEAD OF THREE.

EVEN IF THERE IS THREE, THE SIGNAGE WILL BE HELD TO A MINIMUM. AND THEN, AS I SAID, THE END RESOLVE COMMENTS AND DOCS, I BELIEVE WE ASKED ALL OUR ANSWERS. THE ONE QUESTION I HAVE MAYBE IS THERE IS NOTES ABOUT WAIVERS.

THERE IS A COUPLE OF COMMENTS THAT, SAY, REQUIRE A COMMENT FROM TH CITY RELATED TO LIKE A 30 FOOT CURB CUT, LIKE A 30 FOOT RADIUS AT THE ALLEY, WHICH IS PROBABLY EXCESSIVE. BUT, YOU KNOW, THE COMMENT IS THAT WOULD REQUIRE A WAIVER. IS THAT PART OF THIS PROCESS? OR HOW DO I -- NO, SOMETHING I HAVE TO GET FROM ENGINEERING? OKAY. WELL, GREAT.

THIS IS THE REVISED ELEVATIONS THAT WE HAVE -- WE HAVE CIRCULATED. AND THIS JUST SHOWS THE I LIMB NATION OF THE STAIRS, ELEVATOR TOWER AND GREENHOUSE FROM THE TOP OF THE BUILDING.

THIS IS THE BACKSIDE, ONE OF THE EARLY COMMENTS IN PROJECT DOCS WAS TO CHANGE THE BASE OF THE GARAGE AREA TO STONE, WHICH WE HAVE DONE AS WELL HERE.

SO WITH THAT, I GUESS, I CAN ANSWER ANY QUESTIONS THE OFFICERS MAY HAVE.

>> THANKS, DAN. I MEAN, THIS IS A PUBLIC HEARING. AND, SO, IF ANYONE IN THE AUDIENCE WOULD LIKE TO SPEAK, I MEAN, YOU HAVE ALL THE TIME YOU NEED.

I MEAN, IF HE'S THE ONLY ONE, I DON'T THINK WE NEED TO TIME IT,

YEAH. >> I WON'T TAKE LONG.

I'M DAVE GAGLIONO. I LIVE RIGHT ACROSS THE STREET FROM THE PROPOSED DEVELOPMENT.

AS I SAID THURSDAY, I'M ACTUALLY VERY PROUD OF WHAT THESE GUYS HAVE DONE.

VERY COMPLIMENTARY. I'M FOR THE PROJECT COMPLETELY IN TERMS OF WHAT THEY HAVE DONE AND THE MODIFICATIONS THEY HAVE TRIED TO DO TO MAKE IT LOOK BEAUTIFUL, WHICH IT WILL, AND AT THE SAME TIME REPRESENT AND REFLECT THE FACT THAT RESIDENTS LIKE US ARE JUST ACROSS THE STREET. SO ABSOLUTELY FOR ALL OF THE THINGS. I HAD A COMMENT, A QUESTION AND A REQUEST, AS YOU GUYS ARE DOING THIS. THE COMMENT AGAIN, I'M FOR THIS AND I'M FOR THE VARIANCES THAT WERE PROPOSED.

I THINK THESE GUYS HAVE DONE A REALLY NICE JOB AGAIN.

THE QUESTION THAT I HAVE IS WITH THE ALLEY.

I KNOW YOU PICTURED -- IS THIS UP? YOU HAVE THIS AS KIND OF SOME TREES AND SOME BUFFER.

THE QUESTION WOULD BE I'M ASSUMING BECAUSE IF THIS IS A SOUTH DEVELOPMENT AT SOME POINT MAYBE JUST IDENTIFY LIKE HOW YOU WOULD ENTER THAT -- THAT PARCEL OF LAND, MOST LIKELY AND MAYBE WHICH TREES YOU GUYS WOULD EVENTUALLY GET RID OF AT SOME POINT BECAUSE I'M ASSUMING IF THIS IS A DEDICATED ALLEY, IT HAS TO BE USED FOR THE SOUTH PARCELS AS WELL.

SO IDEALLY, I WOULD THINK YOU WANT TO COME IN FROM THE MIDDLE OF THAT PROPERTY TO THE -- TO THE OUTSIDE CORNERS, WHICH WOULD ALL BE BUFFERED WITH TOWNHOMES, IF THAT'S STILL THE PLAN.

IF YOU GUYS COULD IDENTIFY THAT AND WHATEVER YOU ARE DEVELOPING, THAT WOULD BE HELPFUL.

YOU JUST MENTIONED YOU WOULD WANT A LIGHT UP THERE.

I WAS ABLE TO SHOW JEREMY THE HARM THAT WOULD BE DONE WITH SEVERAL NEIGHBORS WITH THE HEADLIGHTS COMING TOWARDS US. THE STREET LIGHT WOULD BE IN A SIMILAR VAIN. TO THE EXTENT YOU NEED ONE, IF YOU COULD PUT IT ON THE NORTH SIDE OF THAT ALLEYWAY, THAT WOULD BE BETTER FOR THE RESIDENTS BECAUSE IT IS REALLY CLOSER TO THE BORDER BETWEEN TWO HOMES, AND IT WOULD KEEP THE LIGHT OUT OF OUR -- OUT OF OUR LOTS. BUT AT THE SAME TIME, I THINK IT ADDRESSES HOPEFULLY THE FUNCTIONAL NEED.

SO THE REQUEST IS FOR THE ALLEYWAY ITSELF.

I KNOW JEREMY HAD SAID HE WAS GOING TO REDUCE THE ALLEY WIDTH TO I BELIEVE IT WAS 16 FEET.

THAT'S A TWO CAR GARAGE WHICH I APPRECIATE AGAIN IN AN EASTBOUND ALLEY WITH WRONG WAY SIGNS ON THE OTHER SIDE, WHATEVER.

DON'T ENTER. JUST STAY THE HECK OUT OF IT.

IF YOU DO THAT, I GUESS THE QUESTION I WOULD ASK OF THE ENGINEERING TEAM IS IS 16 FEET AS NARROW AS IT CAN BE?

[00:20:02]

SO THAT'S MY REQUEST. AND IF THAT SEEMS REASONABLE, I WOULD APPRECIATE IT IF YOU GUYS COULD ASK JEREMY AND LOOK INTO THAT BECAUSE I THINK IT ACCOMPLISHES EVERYTHING AND PROTECTS US AS WELL. AGAIN, ALL FOR THE PROJECT.

EVERYONE HERE HAS BEEN GREAT. THEY LISTEN.

THEY CHANGE. THEY DID EVERYTHING.

THEY DID AS MUCH AS THEY COULD DO WITH A PIECE OF PROPERTY THAT'S THEIRS AND THE CITY'S AND TRIED TO MAKE IT FIT WITHIN.

IT WILL BE A BEAUTIFUL ADDITION.

THAT'S MY COMMENT.

QUESTION? QUESTION, REQUEST.

>> THANK YOU.

>> MY NAME IS JOEL, AND YOU MAY ASK WHY I'M HERE AGAIN.

BUT I THINK THAT WITH ME PART OF THE ISSUE IS PROCESS AND HOW THINGS ARE DECIDED, WHICH CAN BE REALLY FRUSTRATING TO THE NEIGHBORS THAT LIVE NEARBY.

SO I'M NOT REALLY SPEAKING FOR THEM, BUT I'M SPEAKING AS AN OVERVIEW. I THINK THE FIRST THING IS THAT IT IS REALLY REFRESHING TO SEE THE DEVELOPER AND ARCHITECT WORKING WITH THE NEIGHBORS AND TRYING TO SOLVE PROBLEMS AND ISSUES.

AND THEY WERE NOT JUST LITTLE TWEAKS.

THESE WERE, YOU KNOW, BIG CHANGES THAT I THINK WILL BE VERY POSITIVE FOR THE RESIDENCY THAT'S BEING BUILT AND THE COMMERCIAL PART AND ALSO FOR THE NEARBY NEIGHBORS.

AND, SO, I THINK THAT'S REALLY EXCITING, AND I WISH IT WOULD HAPPEN MORE OFTEN AND BEFORE HEARINGS, TOO, BECAUSE I THINK IT IS MUCH EASIER TO CHANGE THINGS BEFORE IT EVER GETS TO THE PLANNING COMMISSION THAN IT IS AFTERWARDS. SO I THINK THAT THAT'S REALLY IMPORTANT. I'M CONFUSED ABOUT A COUPLE THINGS. I WASN'T AT ANY OF THE MEETINGS, SO IT MAY BE VERY CLEAR TO OTHER PEOPLE. BUT I THINK IT WOULD BE HELPFUL TO EXPLAIN HOW THE PLAZA IS SET UP. AGAIN, I CAN SEE IT ON THE PLAN. MY CONCERN IS THAT WHEN YOU LOOK AT ALL THE BUILDINGS THAT ARE DOWNTOWN, CONSIDERING FIRST ON MAINE, WHICH WAS 100% COVERAGE.

THIS IS NOW 83%. BUT HANGING BASKETS ARE WONDERFUL. I MEAN, I THINK THEY'RE REALLY CHEERFUL. BUT I JUST THINK THAT IT'S IMPORTANT TO USE AS MANY TREES AND, YOU KNOW, GREEN SPACE AS WE CAN.

AND THIS REALLY ISN'T JUST FOR THE CITY. THIS IS PEOPLE THAT ARE LIVING THERE. IT IS NICE IF THERE IS AN OASIS OR REFUGE THAT THEY CAN GO TO.

I'M NOT SAYING IF IT'S GOOD OR BAD. I'M INTERESTED IN HEARING MORE ABOUT THAT. I THINK IT'S SO EASY TO TAKE THE SPACE AND USE IT AND THINK THAT YOU HAVE TO USE EVERY INCH AND NOT PLAN AHEAD FOR THE FACT THAT ONCE IT'S COVERED IN CONCRETE, IT IS DIFFICULT TO, YOU KNOW, DIG UP AND TRY AND PUT SOMETHING ELSE THERE. AND, SO, THAT WAS THE ONE QUESTION THAT I HAD. I DON'T UNDERSTAND ABOUT THE FIVE FOOT BUFFER YARD. I DON'T KNOW WHERE THAT IS, AND I'M JUST CURIOUS AND HOW THE TREES WILL BE DECIDED, IF THERE ARE ANY TREES THAT ARE WORTH SAVING. BUT I WOULD SORT OF LIKE TO END WITH SAYING THE TREES ARE THE LUNGS OF THE CITY. THEY CLEAN AND ABSORB STORM WATER AND PROVIDE ESIDENTS WITH SAFE AND WELCOMING STREETS.

AND THE MENTAL AND PHYSICAL BENEFITS OF TREES FOR RESIDENTS ARE NUMEROUS. SO INCLUDING HIGHER LEVEL OF HAPPINESS AND COGNITIVE AND LEARNING AND DEVELOPMENT OUTCOMES, WHICH WE COULD ALL USE.

SO I WOULD JUST LIKE TO ENCOURAGE IN THE FUTURE AS THESE PROJECTS ARE BEING

[00:25:02]

SO THANK YOU.

>> DOES ANYONE ELSE HERE THAT WOULD LIKE TO ADDRESS?

>> IF I CAN GET THE CAMERA BACK ON. JUST TRYING TO THINK THROUGH SOME OF THE QUESTIONS.

I THINK, YEAH, THE PLACEMENT OF THE STREET LIGHT MAKES SENSE.

IT WOULD BE -- THERE IS A STRICT REQUIREMENT ON STREET LIGHTS. ALSO THERE IS A FOOT- CANDLE AT THE PROPERTY LINE HAS TO BE A CERTAIN LEVEL, ET CETERA. SO THE DOWNWARD ACCENT, I GUESS YOU WOULD SAY, OF THE STREET LIGHT WOULD BE ONE TO ELIMINATE THE SIDEWALK AND ENTRANCE AND BE AS UNOBTRUSIVE AS POSSIBLE TO THE NEIGHBORS.

THE -- AS FAR AS TREES AND LANDSCAPING, YOU ARE NOT SEEING IT, BUT OUR LANDSCAPED AREA THAT WE LEFT ON THE WEST SIDE OF THE BUILDING IS 25 BY YARD LINES ARE LOOKING FORWARD TO HAVING A NICE LANDSCAPED GARDEN OUT THERE OUTSIDE THE GALLERY.

SO WE WILL BE HIGHLIGHTING THAT.

AND THEN WE ALSO HAVE STREET TREES ALONG MAINE STREET.

WE WILL BE REPLACING THEN. THERE IS A LARGE PINE TREE THERE, BUT IT WON'T SURVIVE CONSTRUCTION ACTIVITY WITHIN ITS STRIP LINE.

BUT WE WILL HAVE TO TAKE OUT. THE FIVE FOOT BUFFER YARD QUESTION IS ALONG THE SOUTH SIDE OF THE ALLEY. YOU ARE SEEING IT UP THERE, BUT NOT HERE.

>> THEY'RE SEEING IT ON THE

SCREEN. >> IT IS ALONG THE SOUTH SIDE OF THE ALLEY FACING THE SOUTH PROPERTIES. I'M TRYING TO THINK.

WAS THERE ANOTHER QUESTION IN THERE THAT I NEEDED TO ANSWER? ALLEY WIDTH.

THE 16 FOOT ALLEY WIDTH WAS REQUESTED BY THE ENGINEERING DEPARTMENT.

JUST, I GUESS, TWO- WAY STREETS ARE GENERALLY 24.

SO IT SHOULD BE VISIBLY EVIDENT TO LEGAL DRIVERS, I GUESS, THAT IT IS NOT A TWO- WAY STREET DUE TO ITS CURRENT WIDTH. IF THERE IS, YOU KNOW, ENGINEERING DECIDES THAT IT COULD BE A BIT NARROWER, WE WOULD BE OKAY WITH THAT.

BUT THE 16 FEET WOULD, I THINK, BE CONSIDERED A TYPICAL ONE- WAY ALLEY FOR WHAT IT'S WORTH. AND WITH THAT, I GUESS, IF THERE IS ANY OTHER QUESTIONS FROM THE OFFICERS.

>> THANKS, DAN. WE HAVE A DEPARTMENT REPORT?

>> YES. THANK YOU.

DEPARTMENT OF COMMUNITY SERVICES.

FOR THE DP ADLS PART, THIS PROJECT HAS REALLY CHANGED OVER THE COURSE OF THE LAST FEW DAYS WITH THE HEARING THAT WE HAD AN TUESDAY NIGHT WITH THE COMMITMENT AMENDMENTS AND THE WORK THAT THE PETITIONER DID TO NEGOTIATE AND COMPROMISE WITH THE NEIGHBORS. SO THE REMOVAL OF THE ROOFTOP GREENHOUSE AND ACCESS REALLY KIND OF CHANGES A LOT FOR THE BUILDING IN A POSITIVE WAY.

SO A LOT OF THE QUESTIONS THAT WE HAD REGARDING THE FRONT OF THE BUILDING WITH THE RETAIL SPACES, THAT KIND IS BEING ADDRESSED, TOO, WITH THE CHANGES THEY MADE WITH MOVING THE TENANT SPACES AROUND AND HOW THE SEATING AREA THAT COULD BE FOR A RESTAURANT WILL BE SEPARATE FROM THE PUBLIC SIDEWALK AT THE MAIN STREET LEVEL. SO IN A WAY, WE DON'T LIKE TO ALWAYS HAVE THINGS SEPARATED BY GRADE. AND IT WOULD BE BETTER IF THEY COULD BE THE SAME GRADE, BUT IN THIS CASE WITH THE GRADE OF THE

[00:30:01]

SO SEPARATING THE POTENTIAL RESTAURANT SEATING IS GOOD.

LET ME SEE WHAT ELSE. FOR THE SITE PLAN ON THE ALLEYWAY AND THE ALLEYWAY WIDTH, WE ARE SUPPORTIVE OF THE ONE WAY GOING EASTBOUND AS YOU ENTER FROM THE WEST SIDE. 16 FEET IS THE MINIMUM ALLEYWAY WIDTH THAT WE HAVE FOR THE CITY FOR FIRE TRUCKS AND FIRE TRUCK RIGGING EQUIPMENT, TO BE ABLE TO HAVE PLENTY OF SPACE TO SET UP IF THEY WERE TO BE NEEDED IN AN EMERGENCY. SO WE COULD NOT GO LOWER THAN 16 FEET FOR THAT ALLEYWAY WIDTH.

ALSO WITH THE POTENTIAL OF FUTURE DEVELOPMENT TO THE SOUTH, IT JUST WOULD NOT BE IN THE BEST INTEREST OF THOSE NEIGHBORS AND THE POTENTIAL SAFETY CONCERNS THAT WOULD COME FROM HAVING TWO SIDES THAT COULD BE ACCESSED FROM THE ALLEY. SO 16 FEET REALLY IS THE MINIMUM THAT IT COULD BE. SO WE JUST WANT TO MAKE SURE THAT THAT'S UNDERSTOOD. WE BELIEVE THE ARCHITECTURE OF THE BUILDING IS IMPECCABLE, WONDERFUL. IT WILL ENHANCE THE STREETSCAPE JUST INCREDIBLY. DAN MENTIONED HE WILL HAVE TO RE- DO SOME POSTING ON PROJECT DOCS, WHICH IS FINE.

WE FULLY ANTICIPATE GOING THROUGH ANOTHER ROUND OF COMMENTS TO MAKE SURE WE'RE GETTING EVERYTHING DETAILED AND UPDATED IN THE PUBLIC FILE THAT WE HAVE. THE LIGHTING PLAN WILL NEED TO BE RESUBMITTED SO WE CAN MAKE SURE THAT MEETS ALL THE REQUIREMENTS. A SIGNAGE PLAN.

THE BIGGEST THING ABOUT A SIGNAGE PLAN IS THAT THERE IS A PLACE FOR THE SIGNS TO GO AND THAT WE KNOW WHERE THEY'RE GOING TO BE PUT ON THE BUILDING AND THAT THEY WON'T OBSTRUCT ARCHITECTURAL DETAILS AND THAT THEY WILL FIT THE SIZE REQUIREMENTS THAT THE UDO REQUIRES.

SO THAT WILL NEED TO BE BROUGHT FORWARD.

BUT WE TRUST THAT THAT WILL BE DONE, AND IT WILL BE DONE WELL.

AND I THINK THAT'S PROBABLY ABOUT IT FOR ME.

I WILL TURN IT OVER TO ANGIE FOR VARIANCE COMMENTS.

>> THANK YOU. PLANNING AND ZONING DEPARTMENT.

I'M SPEAKING ABOUT THE FOUR VARIANCE REQUESTS.

THE PETITIONER HAS DONE A GOOD JOB OF, AGAIN, ADDRESSING CONCERNS OF THE NEIGHBORS AND ALSO WORKING TO MAKE THE SITE PLAN THE BEST IT COULD BE.

SO REGARDING THE VARIANCE FOR LOT COVERAGE, THE NEW REQUEST IS FOR 80% OF LOT COVERAGE WHEN BEFORE IT WAS 90%. THEY'RE 3% CLOSER THAN WE ALLOW FOR THE ZONING ORDINANCE. AND THE PETITIONER DOES CONTINUE TO WORK WITH THE ENGINEERING DEPARTMENT TO PROVIDE THE STORM WATER DETENTION AND QUALITY REQUIREMENTS THAT THE CITY HAS. AND THEN REGARDING THE BUILDING HEIGHT, AGAIN, THE ROOFTOP ELEMENTS WERE REMOVED, SO THE BUILDING HEIGHT CALCULATED AT A POINT HALFWAY UP BETWEEN THE RIDGE AND EVES OF THE SLOPED ROOF IS 58 INCHES. SO THEY ARE ASKING A VARIANCE OF 15 PPT 8 FEET.

DAN SPOKE ABOUT THE FACT THERE ARE CERTAIN STREETSCAPE FEATURES REQUIRED. ONE OF THE MAIN THINGS IS THERE IS A CYCLE TRACK REQUIRED. THAT'S LIKE A BIKE LANE FOR BICYCLES. BUT IF YOU LOOK UP AND DOWN MAIN STREET AND OLD TOWN, THERE ISN'T A BIKE LANE.

SO WE'RE SUPPORTIVE OF THAT VARIANCE, TO NOT HAVE THAT CYCLE TRACK. ALSO, STREET TREES ARE PROVIDED IN THE RIGHT OF WAY ALONG MAIN STREET AND 3RD AVENUE. HOWEVER, THE TREES WILL BE ON PRIVATE PROPERTY. SO THAT'S ANOTHER ASPECT OF THAT VARIANCE OR TRANSPORTATION COMPLIANCE.

ALSO, USUALLY THERE IS A TREE LINE AREA BETWEEN THE SIDEWALK AND THE STREET PAVEMENT, AND THAT IS NOT PROVIDED WITH THIS PROJECT. BUT THERE ARE, OF COURSE, TREES AND LANDSCAPING PROVIDED ON SITE. SO PLANNING STAFF IS SUPPORTIVE OF THAT VARIANCE AS WELL. AND THEN REGARDING THE BUFFER YARD, AGAIN, JUST SPEAKING TO THAT FIVE FOOT WIDE BUFFER ALONG THE PROPOSED ALLEY, I THINK 12 TO 14 FEET IS REQUIRED AND 5 FEET IS REQUESTED.

AGAIN, KNOWING THAT THE SOUTHERN HALF OF THIS BLOCK WILL BE REDEVELOPED PROBABLY FOR

[00:35:03]

WITH THE CONDITION OF THE PETITIONER ADDRESSING THE REMAINING REVIEW COMMENTS IN PROJECT DOCS, IT IS SUPPORTED. THANK

YOU. >> ALL RIGHT.

THANK YOU. WE'LL CLOSE THE PUBLIC HEARING NOW. AND I DO HAVE A FEW QUESTIONS.

I ATTENDED THE PLANNING COMMISSION ON TUESDAY WHEN THE COMMITMENTS, THE AMENDMENT TO THE COMMITMENTS WAS APPROVED. AND I WAS IMPRESSED BY THE PLANNING COMMISSION'S REACTION TO THE PROJECT.

I MEAN, IT WAS A UNANIMOUS DECISION WAS A PLEASANT SURPRISE, I THINK.

>> UH- HUH, SURE.

>> AND THE PRAISE THAT THEY HAD FOR THE ARCHITECTURE AND THE PROJECT, YOU KNOW, I THINK IS A NICE COMMENTARY. AND CLEARLY THE -- THE EFFORT THAT, DAN, THAT YOU MADE AND I KNOW LEGAL COUNSEL CALLED -- NOT OUR LEGAL COUNSEL BUT THEY HAD GOOD THINGS TO SAY ABOUT YOUR EFFORT, TOO.

AND I THINK THE PROJECT ARCHITECTURALLY IS PRETTY STUNNING. YEAH.

PART OF THIS IS TECHNICAL, THE REVIEW ASPECT OF IT.

IS THERE -- DO YOU HAVE THE PLAN THAT SHOWS THE DRAINAGE? AND CAN YOU KIND OF WALK US THROUGH THAT RECORD, PLEASE?

>> I ALSO WANT TO COMPLIMENT NOT ONLY THE STAFF FROM THE CITY BUT ESPECIALLY THE YARDLANS FOR THEIR ATTITUDE THROUGHOUT THIS WHOLE THING.

WHEN WE BROUGHT HER COMPROMISES, SO TO SPEAK, THAT THE NEIGHBORS WERE INTERESTED IN, SHE WAS 100% ONBOARD WITH BEING A GOOD NEIGHBOR, WHICH MAKES ALL THE DIFFERENCE IN THE WORLD AS WELL.

IT MAKES OUR JOB EASY WHEN WE CAN DO THAT.

>> SO AARON, CIVIL ENGINEER ON THE PROJECT.

TO MEET THE REQUIREMENTS OF THE STORM WATER ORDINANCE, WE HAVE TO PROVIDE STORM WATER DETENTION AND WATER QUALITY.

SO WHAT WE'RE DOING IN THE ALLEY, IT'S MAYBE A LITTLE HARD TO SEE, BUT BASICALLY THE WHOLE ALLEY HERE IS UNDERGROUND STORM PIPES THAT ARE 42 INCHES IN DIAMETER AND EMBEDDED IN STONE.

SO WHAT WE DO IS WE RESTRICT THE WATER. SO THE WATER FROM THE BUILDING AND THE SITE IS GOING TO BE ROUTED TO THESE PIPES, AND THEN EVERYTHING WILL DRAIN TO THIRD STREET WITH A RESTRICTED PIPE. SO WE HAVE ADEQUATE STORAGE IN HERE AND WE HAVE TO SHOW CALCULATIONS TO THE ENGINEERING OFFICE, WHICH THEY REVIEW.

SO BASICALLY, THE SYSTEM IS COLLECTING EVERYTHING, PUTTING IT UNDERGROUND AND THEN OUTLETTING AT A VERY SLOW RATE.

AND WHEN WE DO THAT, IT WILL ACTUALLY RESTRICT THE STORM WATER RUNOFF FROM THE SITE BY QUITE A BIT, ACTUALLY. SO THE AMOUNT OF WATER LEAVING THE SITE WILL MEET THE CITY ORDINANCE AND BE RESTRICTED. AS PART OF THAT, WE ALSO HAVE TO PROVIDE WATER QUALITY TREATMENT. SO IT IS A LITTLE HARD TO SEE, BUT WE HAVE MAIN HOLES HERE THAT IT IS LIKE A FILTER, SWIRL CHAMBER THAT COLLECTS ANY TRASH OR DEBRIS.

TO BE HONEST WITH YOU, WE DON'T EXPECT MUCH TRASH OR DEBRIS BECAUSE A LOT OF THE WATER IS COMING FROM THE ROOF AND IT'S NOT LIKE THERE SHOULD BE A LOT OF TRASH HERE TO COLLECT.

BUT IT COLLECTS IN THAT MANHOLE.

AND EVERY SIX MONTHS OR A YEAR, THE OWNER WILL CLEAR THAT OUT.

THERE IS A MAINTENANCE AGREEMENT THAT YOU HAVE TO MAKE SURE THERE IS NOT ACCUMULATING DEBRIS IN THAT. SO THAT'S BASICALLY EVERYTHING IN A NUTSHELL, AND WE'RE WORKING THROUGH THE DETAILS WITH ENGINEERING AND THEIR REVIEWER.

>> HOW ABOUT DOWN SPOUTS? IS THAT JUST ALL TIED TO SOME SUBSURFACE?

>> YEAH. CURRENTLY ON THE WEST WALL HERE, WE HAVE A ROOF DRAIN IN. I THINK EVERYTHING WILL BE INTERNALLY DRAINED TO THAT LOCATION.

SO EVERYTHING WILL BE COLLECTED.

THERE WILL BE NOTHING AT GRADE THAT SHOOTS OUT INTO THE SIDEWALK OR ANYTHING LIKE THAT, YEAH.

>> DAN, ON THE METRICS AND REALLY ON THE STREET

[00:40:03]

AND, YOU KNOW, JUST AS PART OF THE DISCUSSION FROM REALLY DAY ONE AND THE -- WHEN A PROJECT COMES IN, WHETHER IT IS HERE OR THE EAST SIDE OF TOWN, THE WEST SIDE OF TOWN, YOU KNOW, THE CITY TRIES TO MAKE SURE THAT IT'S AN IMPROVEMENT LIKE FROM THE INFRASTRUCTURE STANDPOINT. YOU KNOW, WE WENT BACK AND FORTH WITH DAN AND ULTIMATELY ABOUTWI- ESQUED TO HAVING A WIDER SIDEWALK KNOWING THERE WILL BE PEDESTRIAN TRAFFIC IN THE AREA. THE SAME GOES WITH ADDING A STREET LIGHT OR TWO. YOU KNOW, IF WE'RE NOT MAKING IMPROVEMENTS TO THAT AREA, WE'RE REALLY NOT DOING OUR JOB.

SO I THINK THE STREET LIGHT REQUEST WAS KIND OF A LAST- MINUTE ONE THAT I WAS HOPING TO SEE.

AND, YOU KNOW, ULTIMATELY, IT WILL BE KIND OF BETWEEN SURI AND THIS CITY ENGINEER ON WHERE THE RIGHT PLACEMENT IS AND THIS NUMBER. BUT WHETHER OR NOT IT IS THE STANDARD ACORN. YOU KNOW, THEY DO HAVE A CAP NOW THAT HELPS TO DIRECT, BUT I DO GET YOUR POINT ABOUT HOW THEY, YOU KNOW, SORT OF RADIATE.

BUT THAT'S KIND OF THE TRADEOFF, I THINK.

AND THAT'S -- OUR GOAL IS NOT TO LIGHT EVERYBODY'S LIVING ROOM, BUT IT IS TO IMPROVE SAFETY, PEDESTRIAN SAFETY. AND IF WE TWO TO PERMANENT DAYLIGHT SAVINGS TIME, MAYBE THAT WILL MAKE THINGS BETTER. I DON'T KNOW.

SO, DAN, THE UPDATED -- THE UPDATED SITE PLAN, I MEAN, WE WILL GET AN UPDATED PHOTOMETRIC.

BUT CAN YOU JUST WALK US THROUGH THE EXTERIOR LIGHTING IN GENERALGENERAL JUST SO WE'RE AWARE AND IT'S ON

RECORD. >> SURE.

AND IT WILL CHANGE A BIT NOW WITH A RESTAURANT MOVE.

BUT ESSENTIALLY THERE IS A CHANDELIER IN EACH ENTRANCE THAT WE PROVIDE WHEN THIS WAS OUTDOOR SCONCES.

THERE IS A LIGHT OVER THE TOP OF THE GARAGE DOOR, AGAIN, JUST FOR SAFETY.

AND THEN WE'VE -- THERE IS A COUPLE OF SCONCES AT THE ENTRANCE ON THE EAST SIDE THAT WOULD BE -- WELL, WE DON'T KNOW WHAT THE TENANT WILL BE ON THE EAST SIDE. BUT WE ASSUME, IF THERE ARE DOORS, THERE WILL BE SOME SORT OF LIGHT AT THE DOOR FOR SAFETY PURPOSES. OTHER THAN THAT, THERE IS NO PLANS TO UPLIGHT THE COLUMNS OR TO SHINE ON THE OVERALL MASS OF THE BUILDING OR ANYTHING TO THAT EFFECT. FOR WHAT IT'S WORTH, THERE IS A NIGHT SHOT WE HAVE. WE DID A RENDERING OF THE BUILDING WITH AT NIGHT. DAYLIGHT SAVINGS TIME.

BUT AS IT SHOWS, MOST OF THE LIGHT WILL COME AND BLEED OVER, LIKE IF EVERYONE HAS THEIR LIGHTS ON AT HOME, YOU WILL SEE INTO THE GALLERY AND INTO THE BUILDING. AND, OF COURSE, AS I WAS SAYING, THESE SCONCES ARE -- WELL, YOU CAN'T SEE THEM IN THE LIGHT HERE. BUT WE HAVE SCONCES THAT WILL GO AWAY WITH THE ELIMINATION OF THE OUTDOOR SEATING.

>> WHEN THE DESIGN PARAMETERS FOR THE OLD TOWN OVERLAY AND PART OF RACHEL'S ANALYSIS THE OTHER NIGHT WAS THE AMOUNT OF WINDOW AREA WAS MUCH GREATER WITH THE OLD TOWN OVERLAY. AND IF YOU THINK, YOU KNOW, WITH THE CHANGES OR WITH, YOU KNOW, THIS DESIGN, YOU HAVE LESS WINDOW AREA, SO LESS LIGHT.

>> YEAH, THAT'S TRUE. AND IF WE GO TO THE DATE AND TIME, ONE, I THINK THE REASON WE DID SO POORLY ON THE PERCENTAGES WAS OUR -- I THINK TECHNICALLY YOU GO TO A LINE ON THE SECOND FLOOR.

WE DO HAVE A HIGH FIRST FLOOR CEILING FOR THE GALLERY AND FOR THE RESTAURANT.

AND SO, YOU KNOW, ABOVE THE WINDOWS AND ALL GIVES US

[00:45:05]

STREETSCAPE. >> IS THERE LIGHTING IN THE SECOND FLOOR BALCONY AREAS?

>> YEAH, I IMAGINE THERE IS SOME SORT OF OUTDOOR SCONCE, YOU KNOW, THAT WOULD BE NEXT TO THE PORCH LIGHT, SO TO SPEAK, IN THOSE AREAS.

>> MAY I JUMP IN JUST FOR A SECOND?

>> PLEASE.

>> JUST FOR THE RECORD, TO TALK ABOUT WHAT YOU WERE TALKING ABOUT WITH THE OLD TOWN OVERLAY REQUIREMENTS, ONE OF THE THINGS WAS 60% WINDOWS TO NON- WINDOW AREAS, A REQUIREMENT OF THE OLD TOWN OVERLAY, AND THEY'RE AT ABOUT 40% ON EACH STREET FRONTAGE. SO THE EAST, THE WEST AND THE NORTH WITH THEIR WINDOWS TWO SOLID SURFACE AREAS. I THINK THAT'S SOMETHING, JUST LIKE DAN SAID, WITH A TRADITIONAL RETAIL DEVELOPMENT WHERE YOU HAVE ALL GLASS.

THIS IS NOT TRADITIONAL RETAIL DEVELOPMENT.

YOU HAVE TO BALANCE THAT WITH THE DESIGN OF THE BUILDING AND WHAT LOOKS APPROPRIATE.

I THINK IF WE FORCED MORE GLASS INTO THIS, THAT WOULD TAKE AWAY FROM THE DESIGN OF THE BUILDING IN THIS INSTANCE.

>> THANK YOU.

YEAH. I GUESS, THIS IS MAYBE -- I DON'T KNOW IF IT'S LEGAL OR TECHNICAL, BUT ON DAVE'S QUESTION ABOUT ACCESS TO THE

SOUTH. >> I'LL TAKE THIS

ONE. >>

YEAH. >> I THINK I CAN --

>> WELL, I CAN ANSWER IT.

>> OKAY.

>> THIS IS A REDEVELOPMENT PROJECT, IT IS A CRC PROJECT.

WE'RE LOOKING AT IT, OBVIOUSLY, FROM THE PLAN AND ZONING STANDPOINT.

BUT FOR EVERYONE WATCHING, THIS PROJECT -- ACCOMPANYING THIS PROJECT WILL BE A LENGTHY AGREEMENT WITH COMPLEX LEGAL TERMS IN IT.

SO WE WILL GET ACCESS TO THE SOUTH, WHETHER THROUGH A DEDICATION OR EASEMENT OVER THE NON- DEDICATED LAND. WE WILL HAVE THE ABILITY FOR THIS ALLEY TO FEED THE SOUTHERN PART, SO ONE WAY OR ANOTHER.

>> THE RIGHT OF WAY DEDICATION OR THE DEDICATION OF THE ALLEY, DOES THAT EXTEND TO THAT SOUTH PROPERTY LINE?

>> IF IT DOESN'T, WE WILL HAVE EASEMENTS THAT HANDLE THE SAME

THING. >> YEAH, THANK YOU.

>> REMEMBER, JUST FROM A PLANNING PERSPECTIVE, THERE IS A GOOD CHANCE YOU WOULDN'T HAVE A CURB CUT UNTIL YOU ARE AT LEAST 40 FEET INTO THE SITE OR MORE JUST BECAUSE OF THE USAGE OF THAT PROPERTY, RIGHT? YOU ARE NOT GOING TO PUT A FRONTAGE ROAD OR PARKING ALONG THERE. I THINK BECAUSE OF THE DUMPSTER AND THE PHYSICAL LAYOUT OF THE SITE, IT WILL BE SOMEWHERE THERE, WHICH I THINK WOULD BE THE BEST SPOT TO BE FOR THE NEIGHBORS. ALSO, I SHOULD POINT OUT, I DIDN'T, THAT WE -- THERE IS THREE PARKING SPACES HERE ON 3RD AVENUE THAT ONE OF THE CONCERNS WAS THE BEER TRUCK BLOCKING THAT ROAD.

SO THE THOUGHT IS THAT WE WOULD SET THAT ASIDE AS BOTH A VALET AREA FOR THE RESTAURANT AND A DAYTIME LOADING ZONE FOR BOTH TENANTS ON THAT SIDE OF THE

BUILDING. >> SO THE -- LIKE WHEN SERVICING A RESTAURANT ON THE EAST END, LOADING WILL OCCUR OFF THAT AND NOT NECESSARILY STAGING FROM THE ALLEY OR --

>> THAT WOULD -- THAT WOULD BE THE HOPE,

RIGHT. >>

YEAH. >> WE COULD GET THEM TO PARK

THERE. >> RIGHT.

BEST LAID PLANS.

>> YEAH.

>> I'M GOOD. I DON'T HAVE ANY QUESTIONS, YEAH.

>> OKAY. THANK YOU.

AS TO THE LIGHTING, AND I'M GOING TO TRY TO STAY IN MY OWN LANE BECAUSE I'M NOT REALLY HERE ABOUT LIGHTING, BUT MY ONE CONCERN WAS ABOUT MOVING THAT STREET LAMP. WE JUST NEED TO MAKE SURE IT'S SAFE, RIGHT? SO I JUST DEFER TO WHATEVER THE CITY SAYS IS SAFE, ALONG WITH THE 16- FOOT WIDTH ON THE ALLEY FOR SAFETY AS WELL.

SO THANK YOU ON THAT. I DO HAVE A COUPLE QUESTIONS ABOUT THE ALLEYWAY. SO IT TRULY WILL BE -- I THINK THIS IS FOR THE DEPARTMENT. A ONE- WAY, NOT STREET, BUT

[00:50:01]

DRIVE. >> IT WILL TECHNICALLY BE A PUBLIC ALLEY, BUT IT IS A ONE- WAY ALLEY.

SO THERE WILL BE SIGNAGE THAT WILL HAVE TO SAY, YOU KNOW, DO NOT ENTER.

ONE WAY.

>> ONE WAY, OKAY, GOOD. JUST WANT TO MAKE SURE.

ALL RIGHT. AND THEN LET'S SEE WHAT ELSE.

THERE IS A -- BLESS YOU. THERE IS A COMMENT ABOUT IN THE DEPARTMENT REPORT ABOUT A POTENTIAL NEED FOR A VARIANCE ON SHADE TREES. IS THAT -- IS THERE STILL A POTENTIAL OF THAT WITH THE CHANGES THAT HAVE BEEN MADE RECENTLY? AND IF SO, WHAT DOES -- WHAT DOES THAT MEAN? I DON'T WANT TO DIG INTO IT TOO MUCH IF IT IS JUST POTENTIAL AND NOT ACTUAL, BUT I WANT TO GIVE AN IDEA OF WHAT THAT'S ABOUT.

>> CORRECT. SO WHAT THE PLANNING DIRECTOR CAN PROBABLY DO IS MAKE A DETERMINATION THAT THE VARIANCES SOUGHT TONIGHT, IF THEY ARE APPROVED, IT WOULD INCLUDE THAT, THE STREET TREES BECAUSE THE STREET TREES ARE CONSIDERED PART OF THE STREETSCAPE FACILITIES, YOU KNOW, AS FAR AS TRANSPORTATION PLANNING GOES.

SO I THINK WE CAN MAKE THAT DETERMINATION SO THEY WOULDN'T HAVE TO COME BACK AGAIN.

>> OKAY, OKAY. THANK YOU.

AND THEN JUST A QUESTION, TOO, SOMETHING THAT WAS MENTIONED. THE GRADE SEPARATION BETWEEN RESTAURANT, OUTDOOR SEATING AND THE SIDEWALK OR PATH THAT YOU TRIED NOT TO HAVE THAT SEPARATION, BUT WE DO.

IT IS A GRADE SEPARATION. SO WHAT WILL BE SEPARATING IT BESIDES STAIRS OR GRASS? WHAT DOES THAT LOOK LIKE? AND --

>> YEAH. THERE IS A -- YOU CAN BARELY SEE IT IN THE RENDERING HERE, BUT THERE IS A PLANTAR WALL.

ACTUALLY, IT IS ABOUT -- I THINK IT BECOMES ABOUT THREE FEET WHEN IT GETS TO THE END.

SO WE WILL HAVE A RAILING AND PROBABLY A SIMPLE STAINLESS STEEL RAILING THAT THE CITY WOULD IT ON IF THEY ACTUALLY CHOOSE TO HAVE A

RESTAURANT. >> RIGHT.

OKAY. ALL RIGHT.

LET'S SEE. LET ME JUST LOOK THROUGH MY NOTES REAL QUICK AND MAKE SURE.

YOU DID VERIFY THAT THE VARIANCE ON THE LOT COVERAGE NOW IS THE 83 AND SOME CHANGE PERCENT VERSUS A 90 PERCENT, SO IT IS ONLY A FEW FEET.

OH, I KNOW. AND I LOOKED AT THE PLAN EARLIER, BUT I CAN'T REMEMBER. WHAT IS THE ELEVATION OR WHAT IS THE HEIGHT OF THE RESIDENCE ON THE WEST SIDE OF 4TH AVENUE?

>> I'M SORRY. YOU SAID HEIGHT OF THE RESIDENCE?

>> THIS SECTION IN FRONT OF THE EXISTING

HOME. >> YEAH.

>> ARE YOU TALKING ABOUT THIS, THIS ONE RIGHT HERE?

>> YES. WHAT'S THE HEIGHT OF THE -- NO, THE OTHER ONE, ON THE WEST SIDE,

YEAH. >> JUST FROM GOOGLE EARTH, WE -- I THINK WE MEASURED 23 FEET, 10 TO THIS EVE AND I THINK IT'S ANOTHER 9 FEET 8.

I'M SORRY, 22 TEN TO THE EVE AND 9 FOOT TEN FROM THE EVE TO THE

TOP. >> THANK YOU.

ABOUT 32 FEET. WE'RE GOING FROM 32 AND THEN ACROSS THE STREET. AND THEN THERE IS THE BUFFER.

AND THEN THE NEXT HEIGHT IS 35, CORRECT?

>> CORRECT.

>> AND THEN, SO, I REALLY LIKE THAT YOU'VE SET IT UP THIS WAY. AND I JUST WANT TO SAY THAT FOR THE RECORD. THANK YOU BECAUSE IT IS A REALLY NICE TRANSITION FROM OUR DOWNTOWN, URBAN AREA INTO OUR RESIDENCES. SO I APPRECIATE THAT.

THANK YOU. LET'S SEE.

OKAY. SO, I MEAN, I'M READY TO APPROVE THIS.

I DON'T FEEL LIKE I SPENT A TON OF TIME HERE TALKING ABOUT THIS, BUT I THINK THAT'S ONLY BECAUSE OF THE TIME SPENT IN ADVANCE BETWEEN STUDIO M, THE OTHER STAKEHOLDERS IN THE PROJECT, THE NEIGHBORS, THE CITY.

YOU GUYS HAVE SPENT A TON OF TIME REVIEWING ALL THIS

[00:55:04]

DO YOU WANT ME TO LIST THEM FOR THE RECORD AGAIN? DOCKET NUMBER PZ 2024, 00982, 193, 194 AND 195V.

I JUST REALIZED THIS IS A COMBINED, SO I DON'T KNOW HOW THAT WORKS AS I'M RATTLING IT

OFF. >> WELL, YOU HAVE APPROVED

THEM. >> WELL, YEAH.

I DID HAVE FINAL COMMENTS WITH

THEM. % >> OH, CONDITIONS?

OKAY. >> YOU WANT ME TO FINISH THAT? YEAH. SO GRANTING THEM WITH THE CONDITIONS THAT ARE IN THE DEPARTMENT REPORT AND ANY OTHER ADDITIONAL COMMENTS THAT ARE RESULTING FROM THE CHANGES THAT HAVE JUST BEEN MADE IN THE LAST WEEK OR SO, SO I KNOW THERE WILL BE ADDITIONAL PLANS AND COMMENTS UPLOADED.

AS LONG AS THOSE ARE ADDRESSED AND THE FACT YOU HAVE ELIMINATED THE ROOF ACCESS AND THEN THE ALLEYWAY, THE DETAILS ON THE ALLEYWAY I'M COMFORTABLE WITH THAT.

AND THEN ALSO, OF COURSE, THE ADOPTION OF THE FINDINGS OF FACT. THANK YOU.

>> AND THE DEVELOPMENT PLAN PZ 2024- 00191 IS ALSO APPROVED.

AND, YOU KNOW, WITH THE EXPECTATION THAT, YOU KNOW, THE UPDATED PHOTOMETRIC PLAN AND SOME OF THE OTHER ADJUSTMENTS SUCH AS LIKE PARKING AND THE DUMPSTER AND REALLY THE OUTSTANDING ISSUES THAT STILL ARE KIND OF BEING MASSAGED AND IF YOU WILL CONTINUE TO WORK WITH THE NEIGHBORS, ESPECIALLY, YOU KNOW, AS THE LIGHTING PLAN IS UPDATED TO MAKE SURE THAT THE RESIDENTS ARE ALL UNDERSTANDING OF WHAT'S GOING ON AND THANKS AGAIN TO THE STAFF. NICE WORK ON THIS.

WE NORMALLY WOULDN'T ADJOURN A C2 OR C1 HEARING WITHOUT ANY REMARKS FROM THE DIRECTOR.

>> I JUST THANK YOU ALL FOR HAVING ME. THIS IS A PROJECT THAT REDEVELOPMENT HAS DRIVEN FROM THE START WITH THE ACQUISITION OF PROPERTIES AND A LOT OF GREAT CONVERSATIONS WITH THE FAMILY TOGETHER IN A PUBLIC- PRIVATE PARTNERSHIP WE ARE ABLE TO CREATE SOMETHING LIKE THIS, WHICH IS TRULY MAGNIFICENT. JUST FOR THE RECORD, I WILL NOTE THAT ARCHITECTURAL REVIEW COMMITTEE MET LAST NIGHT IN PUBLIC AND APPROVED THIS PLAN.

AND, SO, THAT FORMS PART OF THE RECORD NOW, AS REQUIRED UNDER C ZONING.

SO I THINK THIS SHOULD BE ALL THE FINAL APPROVALS THEN.

AND I JUST APPRECIATE THE WORK OF ALL THE STAFF AND THE NEIGHBORS AND THE DEVELOPER AND THE ARCHITECT AND COMING UP WITH THIS INCREDIBLE PROJECT.

THANK YOU.

>> THANK YOU. AND WITH THAT, THE JOINT HEARING IS ADJOURNED.

SO THANK Y

* This transcript was compiled from uncorrected Closed Captioning.