[0:01] The clerk will now swear in people -- all persons wishing to
[0:06] speak to give testimony to tonight's quasi-judicial items.
[0:18] >> stand up. Do you swear the testimony --
[0:25] >> these are the folks who will want to give testimony this
[0:29] evening. >> do you swear the testimony
[0:30] you're about to give in this proceeding is the truth, the
[0:33] whole truth, and nothing but the truth?
[0:40] [ individuals: I do ] >> application dr-2025-0002
[0:47] request for design review approval for the development of
[0:49] a new project called main street exchange.
[0:53] we've been waiting for this for a long time.
[0:56] consisting of a three or four-story mixed-use building,
[1:00] comprising an 89-room boutique hotel, marketplace, theater,
[1:05] food hall, restaurants, social establishments, retail spaces,
[1:09] and a parking garage on a 1.78-acre parcel located at 830
[1:17] douglas avenue. Has anyone had any ex parte
[1:24] communications regarding this item?
[1:30] [ members:no ] >> thank you.
[1:32] george? >> mr. Chairman, thank you.
[1:34] members of the board, committee, lpa, george kinney.
[1:39] since this is in the downtown core area, also seated to my
[1:43] right is my colleague, bob ironsmith from the economic
[1:48] development commission. If it's all right we'll quickly
[1:49] go through a power point and hit on the land development code
[1:53] provisions of the project. I'll turn it over to bob, who
[1:56] will talk about the economic aspect of it.
[2:01] the applicant is here with their team.
[2:03] they're prepared to present a presentation to you all, as
[2:07] well. Again, thank you to the lpa for
[2:10] this consideration. This is application
[2:14] dr-2025-0002, as was noted by the chair.
[2:16] this is a design review approval for the main street exchange.
[2:29] bill mazas along with krikor kassarjian, I believe.
[2:35] 830 douglas avenue in dunedin, florida.
[2:40] it's approximately 1.78-acre site.
[2:43] land use plan and zoning plan, I'll get into, in a little more
[2:49] detail, in following slides. The existing use, as most of you
[2:53] know, is a vacant three-story office building and parking
[2:56] eafer. Thearea.
[3:03] the aerial in this slide shows you where it's located off main
[3:06] street and douglas. To the rear is mu monroe street.
[3:12] it does face three public rights of way.
[3:15] very quickly, on the project description, again, the main
[3:18] street exchange will consist of a three and four-story mixed-use
[3:22] building comprised of 89 boutique hotel rooms, a
[3:26] marketplace, theater, food hall, restaurants, social
[3:29] establishments, retail spaces, and a parking garage, as was
[3:32] mentioned. You can see one of the
[3:35] renderings center to the screen there.
[3:36] and then you'll see a street view to the lower left.
[3:40] and a survey to the upper right. From a land use land
[3:47] perspective, this acreage is comprised of two separate
[3:51] parcels. The parcel against main street
[3:53] and the parcel against monroe street.
[3:56] the black line separates those two parcels.
[3:58] it is, however, entirely under one land use designation.
[4:02] that is the activity center designation.
[4:06] this activity center designation permits up to 30 dwelling units
[4:11] per acre for temporary lodging, it goes up to 50 units per eric.
[4:20] there's no -- and a maxim maximm impervious surface ratio.
[4:38] from a zoning po standpoint, it is in the downtown core.
[4:48] street type a and street type c. There are some minor
[4:52] distinctions between what can happen in those two categories
[4:54] with regard to height. I'll get into that in one
[5:00] minute. Again, the height request for
[5:02] the street type c portion of the parcel, I'll defer that to the
[5:06] next slide. There is a step-back requirement
[5:09] the board is aware of that's required for any project in the
[5:13] downtown core that exceeds two stories in height.
[5:18] ten-footstep-back requirement. There are some iterations to
[5:20] that that I'll also speak to very quickly.
[5:24] the hotel rental unit minimum floor area of 300 square feet
[5:27] and maximum floor area of 600 square feet for all 89 rooms do
[5:32] comply with that special requirement in the land
[5:36] development code. This is just a breakdown of that
[5:40] street type I was mentioning. Street type c is to the rear
[5:43] against monroe as you see in the slide to the right.
[5:47] the difference between that and the street type a from a height
[5:50] perspective is street type c, you can ask for with commission
[5:55] approval a fourth floor, up to 43 feet in height.
[5:59] the applicant is requesting that as part of this application.
[6:02] for the type a portion of the parcel, maximum height is
[6:07] 36 feet. This plan does comply with both
[6:09] of those height requirements. From a compatibility
[6:13] perspective, I'll spend just a minute on this.
[6:16] the surrounding properties are all zoned downtown core.
[6:22] it's consistent with what the zone is.
[6:28] existing development on the surrounding urban downtown
[6:31] activity area is a varied mix of one, two, and three and
[6:35] four-story buildings with residential and mixed uses.
[6:41] mixed-use developments are encouraged in this category in
[6:44] the activity center land use. A mixed-use development with a
[6:48] variety of permitted uses, including boutique, marketplace,
[6:53] food hall, theater, and all these things that are part of
[6:56] this particular ask are encouraged by the downtown core
[6:59] zoning and through our economic development perspectives.
[7:04] from a design standards standpoint, as you know, each
[7:08] design review must be thoroughly vetted against design standards
[7:12] outlined in the land development code.
[7:14] I'm going to walk through a couple of them.
[7:16] they are compliant with all of them.
[7:18] I'll provide a little bit of detail to each with respect to
[7:22] the open common space, vertical mixed-use developments are
[7:27] required 50 square feet per 1,000 square feet of
[7:30] nonresidential space. Total square footage for this is
[7:36] roughly 117,745 square feet. So at least 5,888 square feet of
[7:41] open space must be provided. The applicants are providing
[7:45] more than 6,000 square feet. From a parking, loading and
[7:51] stacking standpoint, all street loading, parking and stacking
[7:54] are provided. I'm sure the applicant will show
[7:57] you a little bit of that in their presentation as well.
[7:59] they did provide for a transit pull-off area and for bicycle
[8:07] and golf cart amenities. You'll see that as part of their
[8:11] site plan. Off-street parking requirement,
[8:14] to satisfy that, the main street exchange plans to operate a
[8:20] valet service between ground parking area and 318-space
[8:23] parking garage that is to be built 700 feet north of this
[8:27] project area and south of skinner at 968 douglas avenue.
[8:32] 125 spaces in the new parking garage will be dedicated to the
[8:37] valet parking operation. Which will ultimately result in
[8:40] a 36-space surplus for the project.
[8:43] applicant has indicated that a significant number of employees
[8:46] working at the main street exchange will be required to
[8:48] park at the off-site garage to free up parking for hotel guests
[8:52] and customers. So, as part of this, there is
[8:54] what's called a resiprical or revocable parking agreement.
[9:02] it's part of your package that will be going forward to the
[9:06] city commission, which ties these two buildings together.
[9:09] from an architectural style standpoint, the applicant has
[9:14] opted to utilize an alternative architectural style.
[9:19] I'm sheufer they'll talk more about it in their presentation.
[9:22] basically they married a number of different styles to create
[9:24] the style that you see in the renderings in part of the backup
[9:30] in exhibit a. Predevelopment score of 122
[9:35] points was obtained. Only 100 is required.
[9:41] we're comfortable they'll meet that provision.
[9:43] from a public art perspective, as the board knows, any project
[9:50] requires .5% of the total project cost to be dedicated to
[9:52] public art. In this case, the applicant has
[9:56] at least initially indicated that art will be placed on site
[9:59] as opposed to a payment into the public art fund.
[10:02] I wanted to hit quickly on the citizen participation plan.
[10:05] one is not required here. I want to compliment the
[10:11] developer to getting out in the public and getting this project
[10:14] widely considered by a number of different groups.
[10:16] bob will talk about some of the participation they had at the
[10:19] cra meetings, chamber of commerce and other folks.
[10:23] they have been out there. They've really responded to all
[10:27] of the comments they've received to this point.
[10:30] and particularly to staff comments.
[10:33] from a traffic impact analysis standpoint, this project --
[10:38] there is a chart in your staffing where you can -- it
[10:41] talks about the daily trips. And it looks at the net
[10:46] difference between the existing site and what the proposal will
[10:50] be. That net difference is about
[10:54] 3,659 trips with 567 of those trips being am/pm peak trips.
[11:01] because this project generates more than 300 peak trips, we did
[11:04] have to do a peer review. We have our peer review, jerry,
[11:11] in the audience. He performed the peer review on
[11:15] behalf of the city. If you have questions about that
[11:17] peer review, happy to bring him up as well.
[11:20] although I don't think he really (inaudible).
[11:22] we'll make him if he has to. So that's really it.
[11:26] that kind of hits the design standard evaluation.
[11:29] again, a little bit on the traffic and parking.
[11:31] I kind of went over it. I wanted to show you a picture
[11:34] of that parking garage that they're planning up the street.
[11:40] the valet parking is proposed by the parking garage.
[11:50] through a revocable parking agreement they will then tie
[11:53] that to the project study. Additional multimodal inclusions
[11:57] for the project overall have been included, including some
[12:00] deeper sidewalks. Again, transit, bicycle and golf
[12:05] cart amenities. Some additional detail that was
[12:07] offered by the applicant. I believe it's in exhibit I,
[12:12] some of that detail. A compatibility statement and
[12:17] exhibit showing the height and mass of the surrounding
[12:19] structures. Some of those bicycle and golf
[12:21] cart provisions or amenities to be included in the project.
[12:25] they also provided some commitments or responses related
[12:32] to undergrounding of utilities. They provided estimates on
[12:34] delivery vehicle sizes, types and frequency of deliveries.
[12:40] there are narratives for justification to go to the
[12:42] commission and ask for that four-story, for that type c
[12:46] street portion towards monroe. And a waiver of the passageway
[12:52] requirements. Justification for -- they are
[12:54] also requesting -- I wouldn't say a waiver to the
[12:58] ten-footstep-back but a modification.
[13:00] in some places they do step back.
[13:02] but in other places they architecturally configured it.
[13:06] so they are asking for a ten-footstep-back but the waiver
[13:13] is in your packet with no objection from staff.
[13:15] they included some amenities, which will be open to the public
[13:19] versus hotel guests only. They also provided a fiscal
[13:22] impact memorandum. As I mentioned, they have been
[13:28] to the development review committee as required for design
[13:34] review. They've been to the
[13:36] architectural review committee and really responded to
[13:38] everything that they've asked of them.
[13:41] staff determination perspective, staff finds application
[13:47] dr-2025-0002 for design review is consistent with the
[13:51] applicable review criteria for approval subject to the
[13:53] following conditions. They are standard conditions.
[13:57] applicant/developer is responsible for meeting the
[13:59] minimum criteria for the land development code and acquiring
[14:03] all the jurisdictional permits and approvals.
[14:05] construction plan shall be consistent with the approved
[14:07] design review plans and drawings.
[14:10] city commission approval of the revocable parking requirement
[14:14] agreement for the valet parking operation as a means of
[14:18] satisfying off-street parking requirements.
[14:21] and it shall expire in 12 months if it's not approved in that
[14:32] time. >> bob ironsmith.
[14:38] downtown economic director. There are great projects we've
[14:41] had recently in our downtown. One is victoria place.
[14:45] I call them signature redevelopment initiatives.
[14:47] this is another signature project.
[14:49] this is one that there have been past developments that we wanted
[14:52] to get going. Didn't quite happen on this
[14:54] project for a number of reasons. This one checks all the right
[14:59] boxes for us. It has gone before the cra
[15:02] advisory a couple of times and received their approval
[15:05] unanimously for it. We look at this project from the
[15:08] regulatory perspective, but what other boxes does it check?
[15:11] a hotel is very attractive in the downtown environment.
[15:15] what we call a captive market. Those 89 hotel guests, they're
[15:19] going to the restaurants, cafes, stores and retail.
[15:24] they actually help preserve the small-town feel.
[15:27] otherwise, what you're going to see is a lot of restaurants,
[15:33] different breweries. You want a balance.
[15:36] to make others successful, like the book store, you want that
[15:39] captive market. The hotel kind of provides that.
[15:42] the food hall with the culinary kiosks, that's a different
[15:46] experience, which attracts a lot of people.
[15:48] and is very interesting. The developer, bill mazas, and
[15:53] his team, have put together an interesting project.
[15:56] it's just something which is an activity engine for us.
[15:58] you have to remember, this has been kind of sort of a dead
[16:02] zone. Nothing has happened on this
[16:04] property for as long as -- geez, I've been here almost 30 --
[16:08] well, 30 years. I can remember ocean optics had
[16:10] an office in here. After that, it's been dormant
[16:13] for a long period of time. This is what we call adaptive
[16:17] reuse. Changing the nature of it.
[16:18] making something that's interesting for the downtown.
[16:20] something people want to go to. Signature project like victoria
[16:25] place. This is what we feel this is
[16:26] going to be. We like the u-shape of it.
[16:29] it has an open courtyard. It doesn't overpower main
[16:33] street, another great feel. The developer has really
[16:35] invested quite a bit and given a lot of thought to it.
[16:38] he has prepared these renderings.
[16:41] as george has mentioned, they purchased the old art incuba it,
[16:47] o, r for parking. He recognized he needed
[16:50] additional parking for this project.
[16:51] there's going to be sop additional public parking that
[16:54] will be available, too. We are thankful for him doing
[16:57] that. All in all, this is something
[16:59] that I think is long-time in the waiting.
[17:03] something that will mean a lot for downtown.
[17:06] it goes to the nature with the cra, with the downtown
[17:11] improvements we created an environment that's conducive for
[17:14] this type of investment. We created these capital
[17:17] projects. Currently at the city and
[17:18] downtown, we're investing over 25 million in the capital
[17:21] projects approximate this is what we're getting attracted.
[17:25] and there are other projects looking to come on board
[17:28] downtown. This ties in very, very nicely.
[17:30] it also takes -- really looks at the opportunity for walkability.
[17:33] we want something walkability. Hotel guests will stay here.
[17:37] they can walk east, west, north, south.
[17:39] that's what we want to see. Have the valet parking 700 feet
[17:44] away is very good. George mentioned earlier, which
[17:46] I think is important to note, the previous building that was
[17:49] here was a bank. Deborah probably remembers it.
[17:53] first federal or something like that.
[17:56] this current building is 41-feet tall.
[17:58] this project is going to be 43 feet tall with a step-back
[18:02] with the fourth floor. That's also very important,
[18:05] which george just kind of mentioned.
[18:07] you can really appreciate and like the presentation by the
[18:11] developer and his team. I'm here to answer any
[18:14] questions. This checks all the boxes we're
[18:17] looking for. >> lpa any questions of the
[18:23] staff? >> bob, we're going to be losing
[18:25] parking space during the demolition of the ocean optics
[18:29] property, 55 spots? >> yeah.
[18:30] >> how is the timeline of the construction of the new ramp?
[18:35] and what will be the gain for the public once that's
[18:39] available? >> lose about 55, which we
[18:40] currently lease from the developer, ocean optics.
[18:43] prime parking spots. We still have some underutilized
[18:48] parking. He will get his parking garage
[18:51] built first. So another 125 available for the
[18:53] public. We're continuing to move forward
[18:54] with the downtown city public parking lot on scotland and
[19:01] douglas. We're a year and a half away or
[19:03] so on that one. Near-term, him building that
[19:14] parking garage will take care of this situation.
[19:21] >> so your answer is he's going to build the new parking garage
[19:24] before he builds the other project?
[19:26] >> I'm going to let him speak. He's looking to going forward
[19:29] with the parking garage. In for site plan review right
[19:32] now. He's moving quickly with that.
[19:36] build this project, I'll let him talk, will take some time.
[19:39] I imagine y he will have this parking garage up and running.
[19:45] there will be a time period where there's no parking in
[19:47] front of ocean optics during this transition.
[19:49] no question about it. People will have to park in the
[19:52] parking garage or other lots we have available.
[19:55] initially, it will be -- people will get a little inconvenient.
[19:58] we saw that with skinner boulevard, too, and what the end
[20:02] product is we saw when it turns out.
[20:09] >> blearvbelieve it or not, I he another question.
[20:14] construction, for the buildings, pilings, footings?
[20:21] construction hours given the amount of residents hearing
[20:24] construction noise during the construction.
[20:25] >> I'm going to defer to the developer.
[20:27] george can talk about the business hours.
[20:29] there is a code requirement on that.
[20:34] >> yeah. Provisions in there for the
[20:35] hours of operation. You can ask for exceptions for
[20:40] that for unique situations through the city manager.
[20:42] I anticipate that they'll follow the noise ordinance.
[20:48] >> you know, everything is different construction.
[20:53] we didn't see much with the artisan.
[20:55] >> I have a question for construction, george.
[20:58] will this require any road closures?
[21:00] or is it something -- [ speaker off mic ]
[21:03] >> I haven't talked about any road closures with this.
[21:06] we're pretty strong that we're going to work in a way we don't
[21:09] see that kind of disruption. >> I just didn't know if you
[21:14] asked for any road closure. >> it's a fair question.
[21:17] the parking lot, there was talk about road closure.
[21:23] a permanent road closure. We need to work something out.
[21:26] that's something that needs to be negotiated, and mediated.
[21:33] I do. >> is that it?
[21:37] soorp. Super.
[21:40] let's hear from the representative, please.
[22:04] >> good evening, brian aungst, macfarlane, ferguson and
[22:08] mcmullen. On behalf of the applicant, bill
[22:10] mazas and mazas development. Very excited to present this
[22:16] project, main street exchange, to you.
[22:18] it uniquely delivers a dunedin downtown experience and builds
[22:23] on the cultural, social aspects that have been so successful in
[22:28] downtown and in the downtown core over the last several
[22:33] decades. This project was dlubtly and
[22:36] thoughtfully conceived by aan all-local development team with
[22:39] decades and decades of experience.
[22:47] and bill mazas, a lifelong resident and business owner.
[22:55] his office is directly across the street from the construction
[22:58] site. He will be actively managing it.
[23:00] next slide, please. The site has a 1976-era vacant
[23:10] building. It's not quite an eyesore.
[23:12] I would say it's getting eyesore adjacent.
[23:16] one beautiful thing about this project and the sister project
[23:19] of the parking garage, you're eliminating two eyesore sites.
[23:30] in one fell swoop, in one complementary project that will
[23:36] instantly revitalize and infuse economic development.
[23:39] not only that, the aesthetic and cultural nature will be improved
[23:43] by both of these projects. It's a special signature project
[23:47] as mr. Ironsmith laid out. Here is the site plan.
[23:51] we have our civil engineer here, traffic sc engineer and the own,
[24:00] mr. Mazas. It has over a 14-foot sidewalks.
[24:03] it invites you into that theater entrance, which will be a
[24:07] boutique theater. We have the 89-unit boutique
[24:11] hotel. The food hall is seamlessly
[24:13] integrated into the pinellas trail.
[24:17] we have videos to show you as well.
[24:19] we boant belabor the point on the seut plan.
[24:21] if you have specific questions on the site plan we can come
[24:24] back to this slide. South elevation facing main
[24:28] street. Next slide.
[24:30] north elevation. Then we're going to go to the
[24:32] west elevation. And to the east elevation.
[24:35] west elevation is the food hall. That is interacting with the
[24:40] pinellas trail. You can see there's multiple
[24:47] pedestrian entrances and interaction with the trail.
[24:49] next slide, please. You can complete this, george,
[24:53] until we get to that. Perfect.
[24:55] I'm going to ask our architect to come up and provide some
[24:59] testimony regarding the architectural design and
[25:02] compatibility of the project. Thank you, john.
[25:07] >> good evening, chair, and members of the lpa.
[25:09] my name is john pantazas. I'm the architect for main
[25:14] street exchange. It's been close to three years
[25:18] in planning. As we know, the site sits on a
[25:21] prominent location for main street.
[25:23] and also is adjacent to the pinellas trail.
[25:27] our main focus in this design was to keep the respect of
[25:34] dunedin's character. And also bring the downtown core
[25:37] vision that everyone had. Our building does comply with
[25:42] adaptive zoning. It's already received
[25:48] architectural review committee approval.
[25:49] since then, we're still refining and still listening to staff
[25:53] comments and community feedback. One of the concerns was the
[26:01] scale. And obviously it's a prominent
[26:03] project. That would be a concern.
[26:08] we set the building back on main street.
[26:10] we provided public plazas. We broke down the facade.
[26:18] we provided multiple expressions with balconies, canopies and
[26:22] building materials to reduce that massing.
[26:26] and maintain a pedestrian scale experience.
[26:31] while the standards and styles are well suited for smaller
[26:36] buildings, because of this projproject's mixed use and sizf
[26:44] it -- it has the retail, food hall, the theater, and the
[26:48] parking deck. It has a roof-top gathering
[26:52] space. It has it all.
[26:54] it requires a little more flexibility.
[27:01] so we took a hybrid of all the styles in the cooper johnson to
[27:06] create a pattern that would reflect the eclectic downtown
[27:16] fabric to break down the massing.
[27:19] we design this had project to activate the street and trail
[27:22] and create public gathering spaces.
[27:24] we appreciate the city's guidance on this and request
[27:32] your support. >> don't go too far, john.
[27:35] ual ask hum to talk about the parking garage in a mun.
[27:40] yawl see how this will complement and work together.
[27:43] the heights in the surrounding area.
[27:45] you're familiar with these properties.
[27:46] the artisan is right next door, a four-story multi-residential
[27:53] condo with retail on the bottom. Several properties are either
[27:56] hotels that are three or four stories or multi-family
[28:00] residential projects that are three or four stories.
[28:02] it's important to note the land use is activity center.
[28:06] activity center is where you want to have your most intensive
[28:13] multi-use projects. You want live, work, play.
[28:16] dunedin has captured that brilliantly.
[28:19] this project captures it all together in one extraordinary
[28:23] multi-use project. The next slide will show
[28:25] additional height comparisons. Again, this would be from the
[28:36] last slide. We're very committed to the
[28:38] compatibility of the height for this project.
[28:42] the maximum height is 43 feet. We'll go through the flexibility
[28:47] requested. You can skip to the last bullet
[28:49] point at the bottom there, george.
[28:51] as we stated, we're requesting city commission approval of four
[28:55] feet. The city code allows these
[28:57] developments in the downtown core to go to four stories.
[29:01] this isn't a variance request. We're not asking to exceed the
[29:04] code. We're trying to prove we met the
[29:08] conditions to get granted that fourth floor.
[29:10] we believe that we have. This is to accommodate the hotel
[29:16] rooms, rooftop bar and event hall and those alternative
[29:20] accessory spaces. The 10-foot set-back is any
[29:25] floor two floors or above is required to be stepped back ten
[29:30] feet unless you receive a waiver.
[29:31] this site has been architecturally designed with
[29:37] extremely interesting modifications.
[29:42] balconies, different breakup in the architecture.
[29:44] and is interesting from an architectural perspective and
[29:47] certainly, we believe, meets that waiver requirement.
[29:49] next slide, please. This is a short video.
[29:57] this is, obviously, from the douglas side going towards main
[30:09] street. And then here is the theater
[30:13] entrance on main street. And here you'll see the
[30:18] interactivity with the pinellas trail, food hall, landscaping,
[30:23] and the very generous pedestrian-oriented aspects.
[30:30] now we want to talk about the parking garage, which is
[30:33] currently under construction. I do want to answer those
[30:36] questions from board members. We've demoed the industrial
[30:39] yard. We are going through permitting
[30:41] for the parking garage. We're hopeful to have a
[30:46] groundbreaking for the parking garage in about a month or so.
[30:52] mr. Mazas' goal is to have the parking garage completed in this
[30:56] year, 2026. If the main street exchange
[30:59] development review is approved, the specific request before the
[31:02] board tonight, it will probably take six months to go through
[31:05] building permitting. Before we could demo that
[31:09] site -- and we're probably going to have our second hearing in
[31:12] front of the city commission in april.
[31:15] I'm unavailable for the march 18th meeting, by the
[31:17] way. I do need to let staff know
[31:20] that. That's spring break.
[31:21] we'll be out of town with the kids.
[31:24] we'll have that in april. That would put you toward the
[31:26] end of summer, early fall for the groundbreaking for main
[31:29] street exchange, which should be a month or so before the parking
[31:32] garage is ready to be open. Obviously, mr. Mazas is
[31:38] incentivized to get that parking garage as open as quickly as
[31:42] possible. There are no proposed street
[31:44] closures for construction for either the parking garage or
[31:47] main street exchange. Next slide, please.
[31:49] you can go to the end of the last elevation.
[31:52] I'll ask mr. Pantazas to come up and describe the architectural
[31:57] features related to the parking garage.
[32:04] >> yeah. This is an interesting companion
[32:05] to the project. We're requesting a second
[32:17] parking structure. This will be a separate one, 70.
[32:24] it's primarily used for valet and public parking.
[32:28] that's the main part of it. Architecturally, the parking
[32:32] deck is designed with coastal vernacular in mind, reflecting
[32:40] the dunedin character. Decorative brackets.
[32:44] horizontal layering and mangrove inspired screening effect.
[32:48] to kind of soften the mass that you typically see for a garage.
[32:56] light coastal palate is chosen. Whitewash brick elements that
[33:01] make the structure feel warm and bring it down to a human scale.
[33:05] I think together, this parking deck, with the main street
[33:09] exchange, is a well-koord naughted system.
[33:12] and it will be supporting the downtown activity.
[33:16] I think it's a very vital key to this whole thing.
[33:27] I hope you support this. >> excellent work.
[33:32] architectural -- hopefully you all agree with the arc.
[33:36] the architecture is very well, thoughtfully designed.
[33:42] I want to show you the breakdown for specific uses.
[33:45] on site at main street exchange -- there will be 133
[33:50] spaces and a structured parking garage.
[33:52] basically the texas doughnut, parking in the middle, in the
[33:55] center of the building with the uses around that.
[33:58] there are 89 valet spaces in the douglas garage that are required
[34:03] to meet the code minimum of 222 spaces.
[34:06] we're actually going to have 36 valet spaces in excess of that.
[34:10] we'll have a total of 125 valet spaces that are dedicated to
[34:15] this project. You have 133 spaces in the
[34:19] project itself. You have 125 valet spaces.
[34:23] those valet spaces, plans are to first come, first serve.
[34:29] it won't be restricted to the hotel but whoever is using the
[34:32] main street exchange will be allowed to valet as that need
[34:38] comes with the 133 spaces being occupied.
[34:43] next slide, please. That parking garage, now we're
[34:47] talking about the 968 douglas parcel.
[34:52] the stand-alone parking garage has 318 spaces.
[34:56] we have 125 of those restricted through the revocable parking
[35:03] agreement for the valet use for the main street exchange.
[35:06] that leaves 193 additional parking spaces, which more than
[35:10] makes up for any of the surface parking currently on site.
[35:15] that says city employees. That's a typo.
[35:19] remaining for the public or businesses, first come, first
[35:23] serve. I think that is obviously a
[35:26] very, very, very attractive aspect of this project.
[35:30] the fact that mr. Mazas was automobile to get both sites
[35:35] under control and develop them in a coordinated manner is a
[35:40] beneficial aspect of this project.
[35:42] next slide, please. This is another short video
[35:44] showing the parking garage. That's the pin pinellas trail s.
[35:53] part of the pinellas trail that had never been particularly
[35:58] aesthetically pleasing in my opinion.
[36:00] this will definitely be an improvement with the
[36:03] landscaping. Pedestrian and bicycle access to
[36:06] the garage. Similar to the artisan.
[36:08] I'm sure you've all been in that garage.
[36:10] they've done a good job making that garage connected and
[36:13] walkable and also having the bicycle parking.
[36:17] that's the video. I'll ask our traffic engineer
[36:20] gene cald, ra to come up here on the traffic study.
[36:24] and we'll be wrapping up here shortly.
[36:28] >> thank you. Good evening, chairman and
[36:31] fellow board members. Jane caldera, traffic engineer.
[36:38] I've been practicing traffic engineering in the tampa bay
[36:42] area and pinellas county for 38 years.
[36:48] in coordination with staff, we looked at the traffic impacts of
[36:52] the main street exchange, mixed-use development and at the
[36:55] same time look at the traffic impacts of the proposed douglas
[36:59] street parking center and specifically the valet operation
[37:04] between the two. So what you see in front of you
[37:07] here, as you're familiar with the area, the main street
[37:10] project is in the lower left. And the parking structure,
[37:15] approximately 700 feet to the north.
[37:17] the green dots represent all the different study intersections
[37:21] that we looked at in the traffic study.
[37:26] so the traffic generation for the main street exchange
[37:32] mixed-use development, we'll get a.m. And p.m. Peak hours,
[37:37] analyze both conditions. A.m. Peak hour will have the
[37:41] biggest impact on the adjacent roads.
[37:44] our estimates are 230 vehicles coming into the project in the
[37:48] p.m. Peak hour and 192 exiting. So that's just associated with
[37:54] the project. If you go to the next slide, on
[37:57] top of that, we're going to add the valet traffic.
[38:02] if you're coming to the project and it had 100% of the parking
[38:06] on seut, you would come in, stay and leave.
[38:08] in this case, because roughly 38, 40% of the parkin will be
[38:15] valeted, we're reassigning and kind of double counting those
[38:20] cars. Also in the p.m. Peak hour,
[38:22] we're looking at approximately 74 cars coming in, getting
[38:29] valeted. That car being driven up
[38:32] 700 feet and as a return, 61 cars.
[38:35] we've looked annot just the impact of the development.
[38:38] but the additional traffic on douglas for the back and forth
[38:43] valet. That was accounted for.
[38:47] next slide talks about capacity in a pie chart format.
[38:50] your two adjacent roadways are two-lane roadways,
[38:58] 15-mile-an-hour and 25 on main. According to statistics in
[39:04] pinellas county, 750 vehicles in a peak direction.
[39:07] this pie chart shows you in the purple areas, main street and
[39:11] douglas have roughly 130 trips out there today.
[39:16] our project would be adding 43 estimated on main street and the
[39:21] higher number of 152 on douglas. That's where the primary access
[39:27] points are. What that leaves is between 400
[39:32] and 500 for each roadway as what we call available or excess
[39:36] capacity. We're not anywhere close to
[39:38] hitting the limit of the roadway capacity.
[39:43] next slide. This is just another slide of
[39:45] really the same information. Just shown in more of a bar
[39:48] format with the green being 750 cars and the other colors
[39:54] representing the existing and additional traffic from the
[39:58] project in blue. To wrap that up, we studied all
[40:04] the intersections. I think there was seven of them,
[40:07] in detail. And the roundabouts on skinner
[40:11] working very well. They'll continue to work well.
[40:13] they're very well designed to work out.
[40:16] I think dot looked at a 30-year horizon for those.
[40:22] very good horizon there. And the intersection at main and
[40:26] douglas. It's currently operating at
[40:30] level service b as in boy, in the peak hours.
[40:32] for those not familiar, the level of service on roadways is
[40:36] similar to grading in school. A is the best and f is not
[40:43] acceptable and means you need to improve.
[40:45] the level of service b is going to be able to be maintained with
[40:51] the addition of this traffic. We don't feel there will be
[40:57] noticeable significant impact. I'm available for questions.
[41:01] thank you. >> jane, can I ask a question
[41:05] quickly? >> yes.
[41:05] >> I want to understand the flow a little butt.
[41:08] the entrance to the exchange is a one directional view.
[41:10] the traffic coming out is going to be a left turn on douglas, a
[41:13] left on monroe? Or if it's capacity, then it's a
[41:17] left up douglas, and left into the ramp.
[41:21] really, all the traffic will be on douglas except for a little
[41:25] bit on monroe. >> right.
[41:27] >> they're not going to looping around on main street and
[41:29] crossing the trail. Hopefully, this won't increase
[41:32] traffic at any of the trail crossings.
[41:35] correct? >> that's correct.
[41:36] on the pie chart, we're looking at 152 on douglas, but only 43
[41:41] on main. That reflects main going
[41:44] eastbound up toward the hospital in both directions.
[41:48] douglas will have the vast majority of the traffic impacts.
[41:53] >> I have a question for you. When did you -- what time of
[41:56] year did you do this report? What month?
[41:58] >> we did the data collection in the summer.
[42:00] it was july. What we do, though, is factor
[42:06] those numbers up to peak season conditions as required.
[42:09] it's kind of a standard. We increased those volumes to
[42:12] represent the peak season for pinellas county.
[42:16] >> jane, real quickly before you go, I think board member
[42:21] benjamin pointed out how complimentary the traffic that
[42:25] will be egressing from the main street exchange will be able to
[42:30] access the garage on douglas. Can you talk about this concept
[42:34] of stand-alone parking garages in and of themselves do not
[42:38] generate trips. People do not come downtown to
[42:41] vuft a stand-alone parking garage.
[42:44] that's what gets all the folks coming here off the street and
[42:48] into a great parking spot. Can you address that briefly?
[42:52] >> sure. To clarify what brian said.
[42:57] the 318-space garage, the valet precaution we already talked
[43:02] about. The traffic available to the
[43:05] public, the 193 parking spaces valuable, they're not bringing
[43:10] in -- they're to supply the existing -- parking for existing
[43:13] uses and demand that's already there.
[43:15] they don't generate new trips. Only time parking garages would
[43:20] generate new trips is if you have a park and rude for a rail
[43:26] station, airport, or something of that nature.
[43:28] thank you. >> thank you.
[43:32] next slide, please. This is showing the revocable
[43:37] parking agreement. I won't get into the details.
[43:40] this is close to second to last slide.
[43:42] I wanted to reorient you. We started looking at the site
[43:46] plan. The yellow is what is required
[43:48] for the minimum sidewalk for pedestrian access.
[43:56] the red is what the city requested.
[43:59] in orange, in excess of 14 feet. In terms of set-backs, this is a
[44:05] very compatible project that really leans into the
[44:10] pedestrian-oriented nature of downtown dunedin and will serve
[44:12] the public very well. Next slide, please.
[44:15] you can go through very to the very last conclusion at the
[44:18] bottom. Therefore, again, we
[44:20] respectfully believe we provided the substantial evidence
[44:23] necessary for the waivers and slight modifications we
[44:27] requested approximate we support the arc's recommendation, the
[44:31] cra's recommendation and the staff recommendation.
[44:33] and we are happy to answer any questions that you have and
[44:37] hopefully we'll have your support as well.
[44:38] thank you. >> you can ask whoever you want
[44:53] directly or I can direct the questions.
[44:55] however you would like to handle it.
[44:57] >> when I first saw this -- and I have dlubtly not tried to see
[45:02] it. Because I knew I would
[45:04] eventually sit on this board. And I really do appreciate that
[45:10] you took two whole styles, which is new orleans, french creole
[45:17] and the med rev, which I love. And you see a lot of in miami.
[45:25] the thing that bothers me that I really thought about is how
[45:31] much -- how many pops of color do you need before it begins to
[45:37] take the eye away from the true design, which is a thing of
[45:43] beauty? Now I'm seeing an orange slice.
[45:45] I'm seeing this green thing. I'm seeing pink, and blue.
[45:49] it distracts the eye. >> the computer renderings are a
[45:53] little bit more vibrant. But it would be luke a softer
[45:58] wash. If you currently look through
[46:01] downtown, you can see those colors.
[46:04] >> I understand exactly what you did.
[46:05] I looked at downtown. Those are little, tiny shops.
[46:10] tiny. One is green.
[46:12] one is, you know, red. One is purple.
[46:15] and I get it. >> the majority of the building
[46:18] is brick. The majority of the building is
[46:22] brick. And there's two different brick
[46:24] types, a light and a dark. When you're dealing with a
[46:29] massing, you want to break it up.
[46:31] like if you were to do a monotone or something in that
[46:38] nature, what happens is it becomes, I guess, like an
[46:45] institutional kind of feel. So you want to create that
[46:50] interest. And what we do have is we have
[46:54] balconies. We have the rails, the canopies.
[46:59] it all has a certain play. But we are still looking at the
[47:04] colors. We are looking at it.
[47:07] the initial response was when we were first looking at it, when
[47:11] you do a whole slide presentation of downtown
[47:14] dunedin, you see the colors everywhere.
[47:17] you do. So from the very first concepts,
[47:22] it has been taming down more, and more, and more.
[47:26] and also some of the more traditional elements are coming
[47:30] into play, as we're detailing the project.
[47:33] so, yeah. I do understand that.
[47:36] but also think that making something monotone or a little
[47:42] more serious, it would actually create an institution-looking
[47:47] kind of building. We're not trying to build a
[47:51] federal courthouse or city hall. We're trying to create some
[47:56] activity. >> can I say something?
[47:57] I agree with deborah. I'm sorry.
[48:01] >> did you finish? >> yes.
[48:03] >> so I agree with her. It's a beautiful building.
[48:06] it's gorgeous. I love the brick.
[48:08] I love the architecture of it. I just totally agree that
[48:12] sometimes less is more. And when I'm looking at this,
[48:17] I'm looking at so much. And you're talking about an
[48:22] institution. But the design and the concept,
[48:23] if you take that -- just like I said, sometimes less is more.
[48:28] the sides are beautiful. They're simple.
[48:31] they're clean. Then the only thing that I have
[48:33] a hard time with is the front of the building that I'm looking at
[48:37] toa theater that reminds me of ybor city.
[48:43] that's my personal opinion. I love the building.
[48:46] I love the two-tone, the rooftop, the lights.
[48:49] it's very simple, european. Until you start getting in with
[48:52] all the colors and the throw to. That's just ...
[48:59] [ speaker off mic ] >> that wasn't a question,
[49:01] route? Just to give us feedback?
[49:03] >> yeah, it was just feedback. >> I still have a question we
[49:05] sort of hopped over. >> I'm sorry.
[49:09] >> sorry. >> here's my question, as an
[49:12] architect. And I get -- I've been listening
[49:15] to you. Now you can hear me.
[49:17] I'm a classicist. This is going to have to last
[49:21] way past my lifetime. So how much color becomes
[49:27] kitsch. And only you can answer that.
[49:31] >> true. How much color becomes kitsch.
[49:38] you can ask yourself on this one question, does this building
[49:42] look like it's multiple styles or a blend?
[49:45] >> this looks very clean. It has color.
[49:47] I thought about that. It has color in the signage.
[49:50] it has a beautiful art piece. And it has lighting.
[49:53] but otherwise, it's really clean.
[49:57] >> right. And so, you know, we are looking
[50:02] at toning the colors. In this slide presentation and
[50:05] things like that, the chroma pops out.
[50:09] it's not really a fair presentation of the color.
[50:14] but as far as, you know the marquis, the theater, that's a
[50:21] gesture to the main street kind of element.
[50:24] when you see the cooper johnson guidelines.
[50:27] you see those images in that particular ordinance package.
[50:32] you do see those. Is it the final-final?
[50:41] it's close. Things could be toned down.
[50:43] by the time we do all the details and work it out, it's
[50:50] ... But there is an elegance in that project.
[50:54] I do feel that. I feel what you're saying.
[50:57] that it's simple. Clean.
[51:00] >> it's very beautiful. The med rev.
[51:03] I just -- >> without the red canopy, how
[51:05] do you know it's not a cafe? >> again, that's something only
[51:11] you can answer. When does color take way from
[51:16] and become really kit ki kitsch. >> as john sawed these are
[51:26] conceptualizations. The main thing we're trying to
[51:28] convey here is the physical design.
[51:33] building as opposed to the actual colors.
[51:35] if you would like to recommend as a board that we work with the
[51:41] staff to tone down or bled the colors better, that's something
[51:44] we're happy to do. Let us know.
[51:50] we're happy to work on that. >> other questions that we have?
[51:54] >> I do. I have ticky tacky type
[51:57] questions. >> sure.
[51:58] >> the ramp that could be done by year end this year.
[52:01] which is phenomenal. The exchange.
[52:04] we're looking at six month before we start construction
[52:06] after the commission approvals, what's the duration of the
[52:09] construction before that may open?
[52:11] and then also can you tell a little bit about the
[52:14] construction? Again, my question, pilings,
[52:19] footings? What kind of noise might they
[52:24] experience? >> good evening, chair, and
[52:26] members of the lpa board. Bill mazas with mazas
[52:35] development. To answer your question
[52:36] specifically, the duration of the project, from the minute we
[52:39] finish the designs, which we're looking at anywhere from six to
[52:43] nine months to get the construction package done.
[52:46] we submit. We go through approvals.
[52:48] I'm sure it will go back and forth a couple of times.
[52:54] after that, a two-year construction window is
[52:57] reasonable. In that period of time, our
[53:06] goals are to take the garage. We're hoping by end of year,
[53:09] worst case scenario, first quarter of 27, the garage will
[53:13] be completed. I think timing wise, we're going
[53:20] to try to work with the city. This has been a project that's
[53:24] taken multiple years just to get it to where it is today.
[53:34] we've had dozens of meetings. Dnd chamber of commerce.
[53:39] we've listened to everything they've said.
[53:41] we've gone back, redesigned, come back again.
[53:43] our goal is to try to make it as minimally impactful for the
[53:48] downtown as we can. We understand we're going to
[53:50] work together with the city. And, you know, I heard road
[53:55] closures. These are b big projects.
[53:59] they're not easy. But we're going to get through
[54:01] it, figure it out. We're going to make it work.
[54:09] >> I'm just trying to understand, what should we
[54:12] expect? We understand construction and
[54:13] are excited for it. What will it be like?
[54:15] will it be -- >> the building is going to be
[54:18] post tension. So you're not -- we don't have
[54:22] piles being driven in the ground.
[54:24] correct, john? [ speaker off mic ]
[54:34] of course, the garage is going to be precast.
[54:39] so that's a little bit more difficult, more complicated.
[54:43] big pieces are being trucked in with that, we'll have to come up
[54:50] with a plan that works for the businesses and workforce
[54:54] everybody. [ speaker off mic ]
[55:07] >> I believe I understood utilities will be undergrounded.
[55:10] excellent. Will there be a backup
[55:13] generator? From a storm resiliency
[55:15] standpoint. We do lose power in the core
[55:18] sometimes during big storms. That's a great facility.
[55:21] one, if it was to maintain power.
[55:24] certainly for the guests. But also as an emergency
[55:27] facility if we were to get hit by a major storm.
[55:29] >> that's something we're definitely looking at.
[55:32] >> okay, good. >> I have a question.
[55:34] parking, is it paid parking? The one on douglas.
[55:39] >> the one on douglas? >> yeah.
[55:41] >> the way we're looking at it, parking is a supply and demand
[55:45] thing. We obviously understand that
[55:46] parking is a very sensitive issue in dunedin.
[55:50] that's why we've taken it seriously.
[55:52] I believe it's fair to say that during the week, really it
[55:58] doesn't milwaukee sense. When you do have special events,
[56:00] when you do have times when the downtown is quite active, we
[56:07] will be looking to charge a fee. But it's going to be something
[56:11] that's affordable. We understand it's a very
[56:12] sensitive issue. We're looking at parking systems
[56:14] to make it very simple. When dunedin tried to go
[56:26] parking, it became a big issue with citizens.
[56:28] they were upset. I think it was more -- I heard
[56:31] it was complicated. I heard you it had to put your
[56:34] license plate number in. We're going to try to make this
[56:38] painless and ease. Today with the smart phones and
[56:40] technology, if you're signed up with an app, there's going to be
[56:44] a license plate recognize nution.
[56:46] to where when you're signed up and your car shows up, the gate
[56:49] will go up. You'll pay right from your
[56:52] phone. But again, the fee, I wouldn't
[56:54] be so fixated on that. We're not a city.
[56:58] we can't put a special assessment on something to cover
[57:01] the cost of the garage. We're actually paying for this
[57:04] garage. And we need to recover some of
[57:08] its expense. Again, it's going to be a matter
[57:11] of being sensitive to the city. >> other questions?
[57:26] george, will there be a development agreement following
[57:32] with this? And or -- I'll stop there.
[57:36] >> no. They met all the code
[57:38] provisions. No development agreement.
[57:40] >> okay. And since the parking garages
[57:43] seems like it's going full speed ahead, obviously we won't be
[57:46] seeing that at all specifically? Just that parcel coming to this
[57:53] lpa? >> you may see it in the future
[57:54] in the form of a rezoning. What's interesting about that
[57:58] particular parcel, it's zoned downtown industrial, one of only
[58:02] two. The adjacent parcel toward
[58:04] skinner is zoned downtown industrial.
[58:07] so I believe -- I don't want to speak for the applicant.
[58:09] I believe there's an intent to create some retail space at the
[58:13] bottom portion of that garage. They'll be looking to rezone the
[58:17] property from downtown industrial to downtown core.
[58:21] >> good. That leads to my next question.
[58:24] looking at the renderings it appeared there was some retail
[58:28] to that garage. It was going to mesh in with
[58:31] everything else there. Because it would be f faux reta.
[58:36] but it didn't make sense to me. >> right now the zoning, as
[58:41] mr. Kinney said, is downtown industrial.
[58:43] which allows for parking garages.
[58:44] we did not have to go through development review.
[58:47] ivelg, we did take it to the arc.
[58:49] we wanted to make sure we would meet the architectural style
[59:01] element for -- just like the artisan has, retail activated.
[59:04] that will require a downtown core rezoning.
[59:06] we're not there yet. We want to get the garage up.
[59:09] that retail will not be there when the garage opens but a
[59:12] process that we'll be back. You'll be back seeing this for
[59:17] rezoning at some point. >> thank you.
[59:21] with the replacement out there, how deep will you be going with
[59:25] that? Do you have a feel?
[59:36] [ speaker off mic ] >> for which parcel?
[59:47] >> for the exchange. >> 13825 iconic boulevard,
[1:00:01] clearwater, close consulting engineer on the project.
[1:00:03] for the most part, the main portion that we'll be taking
[1:00:07] out, excavating will be for the underground vaults.
[1:00:11] there's nothing on the geotechnical report that
[1:00:14] requires any soil replacement or anything at this time.
[1:00:21] the majority would be foundations, footers,
[1:00:24] underground storm vault. >> I thought I read something in
[1:00:26] there on the four-story part of that.
[1:00:28] that you were going to have to do some additional work to make
[1:00:33] sure that the ground could support the four stories.
[1:00:36] [ speaker off mic ] is there a depth to that or ...
[1:00:49] >> I'm not 100% certain. Usually, replacement goes
[1:00:54] 20 feet, 30 feet down. Are you familiar with vibr all,
[1:00:58] replawvment? >> I am a bit.
[1:01:00] the reason I'm asking, too, as the name sounds, there are
[1:01:07] vibrations involved. Looking at the nawbs around
[1:01:13] that. But also not wanting to effect
[1:01:17] dunedin's oldest drinking water well which is 100 or so feet way
[1:01:22] from that. >> we don't go that low.
[1:01:25] it's by far the least evasive. It's not the pounding of those
[1:01:29] columns. I think it's a good
[1:01:32] recommendation. >> great.
[1:01:32] thank you. >> I have a question.
[1:01:37] >> go. >> where's my little thing?
[1:01:39] so reading the notes, what type of fencing will be around the
[1:01:47] building? I thought I read something on
[1:01:49] the bottom there was fencing that's going to be around the
[1:01:51] building. >> are you talking about for
[1:01:53] construction or once it's built? >> that was my question.
[1:01:58] >> which project are we talking about?
[1:01:59] >> the exchange. >> the exchange has no fencing.
[1:02:04] >> so there's no fencing whatsoever?
[1:02:06] I was looking at that. In notes I was looking at, it
[1:02:09] said something about a fence. It's required but they haven't
[1:02:13] decided. >> maybe during construction?
[1:02:15] >> okay. Then what type of fence will be
[1:02:17] around there for construction? >> I'm sure it's going to be a
[1:02:20] construction fence. It will be driven in.
[1:02:24] one of those nice decorative -- >> it will be code compliant for
[1:02:28] sure. >> I have one more question.
[1:02:30] then I'm done. Condo hotels.
[1:02:35] are you selling the hotel rooms? >> no.
[1:02:42] >> a couple quick questions. On the parking ramp, I notice
[1:02:45] there's a north and south entrance.
[1:02:49] is it one way? Or are both of those both ways?
[1:02:53] >> which garage are we talking about?
[1:02:57] >> parking ramp on douglas, industrial arts building.
[1:02:59] >> the parking ramp is one way. So, on the south side, that is
[1:03:06] the actual entrance to the garage that takes you up and
[1:03:08] brings you down. The other side is just a side
[1:03:12] access road that puts you behind the building for servicing trash
[1:03:18] and all other type. We'll have golf cart parking,
[1:03:21] too. >> they can go in the building
[1:03:23] when they deliver deliveries? >> correct.
[1:03:27] >> and then are we locked and loaded with the county on trail
[1:03:31] access landscaping, all that? >> obviously, they would like to
[1:03:39] have a connection to the trail. We've been successful in the
[1:03:43] past to get easement from the county or right of way.
[1:03:46] >> that's still in the works? >> absolutely.
[1:03:55] >> okay, folks? >> I have one.
[1:03:57] >> go ahead. >> if you have noise complaints
[1:03:59] during construction, will you do noise monitoring or mitigation?
[1:04:04] >> I think the answer is we'll do whatever is require bid the
[1:04:06] city to be code compliant. We're not going to be a problem.
[1:04:09] if it takes extra noise monitoring, we're going to fully
[1:04:13] comply with the noise code and construction limitation on
[1:04:19] hours, decibels and whatever else is required.
[1:04:21] >> bill's office is right there. >> yeah.
[1:04:23] bill's office is right there. We'll be able to find him.
[1:04:27] >> he will be effected. >> as much as anyone.
[1:04:38] >> in douglas as you come up on main street, are those staying
[1:04:41] or going away? >> the one island on douglas
[1:04:45] will stay. The other will go away, to make
[1:04:47] room for bus pulloff and his parking garage.
[1:04:51] >> thank you. And then jane, with the
[1:05:07] stacking. And with the valet, the normal
[1:05:10] number of cars coming down douglas and the valet going back
[1:05:16] and forth, are you seeing stacking issues with trying to
[1:05:19] get out of the parking garage? Or the valets are going to be
[1:05:23] pucking up the cars and getting them north again.
[1:05:28] the cars stacking up to try to go through the intersection at
[1:05:31] main street. >> that is one of the things we
[1:05:35] looked at. The queuing or stacking from the
[1:05:39] traffic signal. I believe the numbers in the
[1:05:41] current version of the traffic study is about 115 feet.
[1:05:52] so it won't reach the outbound location from the valet
[1:05:56] pull-through. That's the 90th percentile on
[1:05:59] the queue. On average it's 60% of that.
[1:06:05] we don't see there's going to be stacking from the signal
[1:06:08] interfering with the in and out from the valet.
[1:06:13] underneath itself, when they go in, we've got a lot of width to
[1:06:17] be able to stage cars. They unload.
[1:06:23] wreef got a lot of room to hold cars underneath before they exit
[1:06:26] and go up 700, 800-feet north. We don't anticipate the valet
[1:06:34] operation interfering with the traffic signal.
[1:06:36] >> thank you. From your report, one of them
[1:06:49] talked about the current traffic being 2850 vehicles a day.
[1:06:56] another part talked about 369 trips.
[1:07:03] it's not like for like. I guess it was additional trips.
[1:07:06] that caught my eye as a big number.
[1:07:09] I don't know if that's a big number --
[1:07:11] >> it always seems very big. I think what was reported in the
[1:07:17] analysis -- I did a recent count.
[1:07:19] there was somewhere around 2800 average daily trips.
[1:07:22] that's both directions on main street.
[1:07:32] now that will split between douglas and main street with
[1:07:35] more on douglas. Daily capacity of main street is
[1:07:40] 14,800. So we put those two together and
[1:07:43] on whole be conservative, 5,000 or 6,000.
[1:07:46] we're not even half of the 14,000, which is the daily
[1:07:49] capacity of the roadway. You can look at generalizations
[1:07:59] and things. You can't fine tune operations
[1:08:01] on a daily basis. I think you interpreted that
[1:08:06] right and it will be well below the daily capacity.
[1:08:08] >> the way you explained it was absolutely fantastic.
[1:08:11] thank you for that. I'm trying to remember if there
[1:08:18] was one other part to that. Maybe because of the way you
[1:08:22] explained it doesn't matter much now.
[1:08:24] if ocean optics was being fully utilized at this time, there
[1:08:28] would be that traffic on the roadways as well and what that
[1:08:33] estimate would be to kind of fill in the blanks with what
[1:08:40] you're going to have with those 4600 extra trips.
[1:08:44] talking way from if ocean optics was there, if it was fully
[1:08:50] functional, what those trips would be.
[1:08:51] >> I think that was a comment in the comment letter from the
[1:08:56] engineering consultant. When we did the counts, ocean
[1:09:00] optics was not active. There wasn't much parking going
[1:09:03] on there. In the traffic study, I did
[1:09:05] provide stuments of if it were to be reoccupied, square footage
[1:09:13] as an office building what it could generate.
[1:09:15] that was not used in our calculations.
[1:09:19] it was really just shown for informational purposes.
[1:09:21] we didn't take any credit for that.
[1:09:23] we didn't need to. It's not prowpt to do if it's
[1:09:25] not in full operation. >> luke I said, once you
[1:09:28] explained it, it made so much more sense.
[1:09:39] and seems like there's plenty of capacity for that.
[1:09:41] >> anybody else? >> is that it?
[1:09:43] >> I've got one more. This is to go with stormwater.
[1:09:49] sorry. I couldn't be more organized.
[1:09:52] >> that's okay. >> with the stormwater.
[1:09:54] you're putting in an ai system. Are you designing that to the
[1:10:00] mum of what's required? Are you going above and beyond
[1:10:03] it in any way with that? Where is that outfall going to
[1:10:07] go? >> outfall will go to the north
[1:10:09] on to monroe street. There's an inlet right there on
[1:10:13] our side of the street. It will be connecting to that.
[1:10:16] the stormwater system is standard, 25-year storm event.
[1:10:21] there will be a little bit of a free board.
[1:10:23] there will be a lull bit of extra capacity.
[1:10:26] >> okay. And then I'm assuming that would
[1:10:31] end up ultimately in the dot pond on broadway?
[1:10:39] >> honestly, I don't know. >> you jst know where it's
[1:10:43] going from your property. Got you.
[1:10:45] that's the last of my questions. >> we're going to open up for
[1:10:48] public input. Does anyone from the public?
[1:10:52] please, come. >> norm herman, edgewater drive.
[1:11:09] from an engineering perspective. Has there been an engineering
[1:11:13] analysis of noise from the hbac for the hotel area and for the
[1:11:18] restaurants and so on? For example, decibel levels at
[1:11:25] different times of the day? Thank you.
[1:11:42] [ speaker off mic ] >> good evening.
[1:11:48] my name is peter. I spent most of my life here in
[1:11:54] dunedin and almost all of my professional life in
[1:11:57] hospitality. When I came to dunedin in the
[1:12:00] mid '70s, downtown looked very differently than it does today.
[1:12:07] boarded up windows. Overgrown lots, spaces.
[1:12:17] very little activity. Tumbleweeds and garbage in the
[1:12:26] street. I opened bon appetite during
[1:12:34] that time. I have been fortunate and
[1:12:37] honored to be involved in dunedin through bon appetite and
[1:12:42] other interests in the downtown in honeymoon and caladesi
[1:12:53] island. And how this development can
[1:12:55] help a place to flourish. I share that only to say this.
[1:13:02] dunedin matters to me. I care deeply about how it
[1:13:09] continues to evolve. I'm here to express my strong
[1:13:17] support for the project proposed by mr. Mazas.
[1:13:21] from my perspective, this is exactly the kind of thoughtful,
[1:13:29] mixed-use development that contributes to a healthy
[1:13:36] downtown while strengthening dunedin's culture and sense of
[1:13:41] place. After lifetime in this industry,
[1:13:42] I have learned that successful communities are built when
[1:13:50] people are invited into spaces that bring together art,
[1:13:54] commerce, and human connection. When offering my support, it's
[1:14:00] because I've looked closely and considered a long view.
[1:14:07] this project has my full endorsement.
[1:14:12] mr. Mazas has my complete confidence.
[1:14:14] I believe this development will be a meaningful ed ution to the
[1:14:19] city of dunedin. And I respectfully encourage the
[1:14:23] council to support it. Thank you.
[1:14:35] >> thank you. >> hello.
[1:14:40] my name is charlie alkaline. I live 245 jefferson avenue.
[1:14:44] I'm here in dunedin representing dunedin public theater
[1:14:51] foundation. We are excited about any good
[1:14:53] projects going on downtown. We like idea of this project.
[1:14:57] we're considering competition with what we're looking at tp
[1:14:59] just want this board to know and we were not involved in any of
[1:15:12] this planning. We sat through the first cra
[1:15:15] advisory when they went through the inside.
[1:15:17] what they had as a theater was a long event room.
[1:15:20] which is fine. But we don't know what kind of
[1:15:25] iteration it's gone through since then.
[1:15:27] so, we are just concerned about the marquis looking like a
[1:15:33] theater. Yet it looks like all downtowns
[1:15:35] used to be. I'm not sure the theater in
[1:15:38] there is what it's actually going to be.
[1:15:41] we're just looking at competition.
[1:15:50] we did have one meeting about that project.
[1:15:52] it didn't look luke the place they had was going to be able to
[1:15:55] do what we're looking for. Because we are trying to do --
[1:15:59] our mission is to create a professional, fully equipped
[1:16:02] theater facility for the purpose of programming live theater,
[1:16:07] dance, film, music, and other performing arts and events in
[1:16:11] the city of dunedin. We don't mind the different
[1:16:22] event space. In some of the literature it's
[1:16:24] called an event space. It's called a theater.
[1:16:27] and marquis may be misleading with what they actually have in
[1:16:30] there. We want you to consider that as
[1:16:32] it goes into the final programming.
[1:16:35] we don't mind competition. We just want to milwaukee sure,
[1:16:40] you know, tea not misleading and we know what we're getting into
[1:16:44] tp that's it. Thanks.
[1:16:46] >> thank you. >> my name is father bob sewick,
[1:17:00] pastor of st. Francis of assisi, the catholic church across the
[1:17:05] street from here. I've been sitting here, a fellow
[1:17:09] citizen, listening to the detailed concerns.
[1:17:15] you've obviously done your homework.
[1:17:17] it's very impressive to me as a citizen here.
[1:17:22] I find this project to be expeuting.
[1:17:30] exciting. We have youth in our community.
[1:17:31] this draws attention, some place they can go and be involved, I
[1:17:36] think more so than before. There are so many positives to
[1:17:42] this. Are there negatives?
[1:17:45] probably so. I can't see them.
[1:17:46] I'm sure there are. In the overall, this is a
[1:17:53] cultural dynamic, addition to one of the most beautiful
[1:17:57] communities we have here in this part of florida.
[1:18:00] so I strongly recommend favorable approval of this.
[1:18:04] and I want to thank you all for your diligence.
[1:18:08] thank you. >> thank you.
[1:18:19] >> I live on 445 palmetteo street.
[1:18:22] I was born and rawfd here. And I remember when there were
[1:18:26] only a few places to go out. We would go out in high school.
[1:18:30] I love the idea of more restaurants, bars and retail.
[1:18:37] but I feel like this takes away from the coastal vibe of
[1:18:40] dunedin. The giant buildings will swallow
[1:18:43] up the charming restaurants like salty soul, sandpiper.
[1:18:48] if we keep allowing more of these buildings, how log is it
[1:18:51] until those small buildings are torn down?
[1:18:53] I lived in austin. Not sure if you're familiar with
[1:18:57] rainy street. It was a cute little street full
[1:18:59] of charming bungalow houses that were turned into bars.
[1:19:05] it was the best place to go in our residency.
[1:19:09] they tore down a couple of houses, built a multi-story
[1:19:13] building. Like this, one building after
[1:19:14] another. They completely destroyed the
[1:19:17] uniqueness of rainy street. I kind of feel like that's
[1:19:20] what's going to happen here. Maybe not we already have two
[1:19:25] giant buildings right down there.
[1:19:27] what's stopping any others? I'm also confused about the neat
[1:19:32] to build another hotel since grand street isn't full at all
[1:19:37] 11 months of the year. Why not milwaukee it permanent
[1:19:39] housing or other things? Even on the grand street website
[1:19:44] today, the only month it sold out is march.
[1:19:47] and every time I walk by, it's empty.
[1:19:54] I feel like we could use it for something else.
[1:19:56] thank you. >> thank you.
[1:19:57] is there anyone else? >> I live at 1429 san mateo
[1:20:11] drive. I'm familiar with living
[1:20:12] downtown and a little north of downtown.
[1:20:15] and I support the project. I think it's nice to have the
[1:20:20] theater, to have something for children, families to go to.
[1:20:25] a lot of downtown restaurants aren't suitable for younger
[1:20:31] people. This gives us one extra thing.
[1:20:33] as far as the colors, I like it. Dunedin is an artsy applause. P.
[1:20:41] I like the coastal vibe. If it were all beige it would
[1:20:46] look institutional and boring. I don't have a problem with the
[1:20:49] marquis either. I like the idea of all the
[1:20:51] parking that's being added. That's a benefit for everybody.
[1:20:55] right now sometimes during events there's not sufficient
[1:20:58] parking downtown. And I just like the whole thing,
[1:21:04] the rooftop, the theater. I can see the gentleman who
[1:21:07] spoke about the theater. I guess he would want to know if
[1:21:10] we could use it for things like the fum festival or public
[1:21:14] performances. Which I'm not really sure if
[1:21:18] that's something you're planning or not.
[1:21:20] and I hope that the parking fees are not too high.
[1:21:24] that was a huge thing the last time.
[1:21:27] and it will keep people from coming downtown.
[1:21:30] you know what happened. Everybody knows what happened
[1:21:33] who lived here then. I just wanted to add that.
[1:21:35] and I'm in support of it. Thank you.
[1:21:37] >> thank you. Is there anything else?
[1:21:47] applicant and staff, do you have a response to anything that you
[1:21:54] heard? >> good evening again.
[1:21:56] brian aungst on behalf of bul mazas and mazas development, the
[1:22:01] plunt. You heard a lot here tonight.
[1:22:03] what has been imparted is just how, again, dlubt deliberately d
[1:22:10] thoughtfully this project was developed.
[1:22:12] a lot of input from the arc, the cra, and even more valuable
[1:22:17] input tonight from you, which will be incorporated.
[1:22:19] we look forward to hearing your final discussion and what those
[1:22:23] recommendations might be. In terms of the hvac, I did want
[1:22:27] to address the specific questions.
[1:22:29] obviously, it will be on the roof.
[1:22:33] which is standard for mechanical equipment.
[1:22:39] it will be code compliant. Any issues, it will be
[1:22:43] inspected, repaired, fixed. It will be on roof, as is
[1:22:46] standard for any type of development of this nature.
[1:22:52] I did want to give bill the final word.
[1:22:59] just last bit from me, this shows you what a high quality,
[1:23:03] unique project that can be developed by an all-local
[1:23:06] development team of folks who really care and live here.
[1:23:09] thank you. >> the space that we're
[1:23:17] developing is a multipurpose space.
[1:23:19] it will be available to the theater and other theaters, and
[1:23:24] anybody who wants to -- possibly, you could have, you
[1:23:30] know, a black box event. You might have a comedy show or
[1:23:41] a recital. We're developing a space that
[1:23:44] could be multi-purpose. I don't queut know if it's just
[1:23:48] a theater, if that will always be full.
[1:23:55] that's why we had to be mindful to this and realizes we had to
[1:23:59] bring something to the downtown. We're calling it a multi-purpose
[1:24:06] space. Will it be a performing hearts
[1:24:09] theater? Probably not.
[1:24:10] will it be enough to host events and do things in there, and
[1:24:14] shows? Yes, it will.
[1:24:19] >> would you be willing to have a conversation with that group?
[1:24:22] >> absolutely. We've spoken a couple of times.
[1:24:24] I've told them that we're open to discussion.
[1:24:28] it's just we're not designing a company and one purpose.
[1:24:38] when we calm up with the whole idea of development, there was a
[1:24:41] lot of meetings. Right, bob?
[1:24:43] we met a lot of times. We stat and looked carefully and
[1:24:50] analyzed dunedin. What does this community need?
[1:24:52] really it's about the community and the socializing.
[1:24:57] that's what we tried to accomplish with this
[1:24:59] development, is bring everybody together.
[1:25:02] sometimes in a community, things get a little bit stagnant.
[1:25:06] and you're going to the same places over and over.
[1:25:09] what we can accomplish with mawn street is you're going to
[1:25:14] strengthen the downtown. You're going to support the
[1:25:17] local businesses, create jobs. There's going to be a
[1:25:21] walkability to I think there's going to be a
[1:25:24] reason for people to want to come and visit.
[1:25:26] and, again, through the whole process we're going to work with
[1:25:28] the city and the community. Like bob says, now our office is
[1:25:31] here. Our base is here, so you can be
[1:25:34] sure we have a vested interest to be sure to do it right
[1:25:37] because we know you can come find us.
[1:25:40] we want to do it right, and with that, we're going to be
[1:25:46] sensitive to everything, and we're going to be working with
[1:25:49] the city on this. Again, I thank everybody.
[1:25:53] I'll take all the comments that come, positive, negative.
[1:25:58] I request, kindly request that you support this project.
[1:26:02] thank you. >> do we have the ability to
[1:26:23] attract business conferences, wedding events and use that
[1:26:26] space as well? >> absolutely.
[1:26:29] so when we were designing the theater, originally, it was much
[1:26:33] smaller, and when we started doing the design, we realized
[1:26:37] that we were missing an opportunity.
[1:26:53] you're missing that venue that can sit down 250, 280 people, so
[1:26:59] we went back to the drawing board and tried to fix it as
[1:27:02] much as we could. It's been a blessing we were
[1:27:04] able to secure this other property and build a garage
[1:27:09] because without it, and that was one reason why it took so long
[1:27:12] to design this because as the ideas were coming, we were
[1:27:16] realizing that parking was going to be our issue.
[1:27:19] so, by securing the other site that parking issue went away.
[1:27:24] so what did it allow us to do? In the development all of the
[1:27:29] parking spaces that were up next to the theater, we took those
[1:27:33] out, and those are going to be quick storage areas you'll be
[1:27:37] able to stage different I stages, different setups.
[1:27:40] it will be quick and easy to set up.
[1:27:44] we're looking at it that it will be a huge benefit to the
[1:27:48] downtown because now together with the boutique hotel you're
[1:27:50] going to be able to host events. There's additional rooms in the
[1:27:54] area. They'll be able to come --
[1:27:56] people will go out, they'll dine, they'll visit the shops.
[1:28:00] so I think it's going to be very good for the downtown of
[1:28:03] dunedin. >> chair: thank you.
[1:28:06] I think we need a motion, please.
[1:28:23] >> I'll make the motion. >> what is your motion?
[1:28:25] >> my motion is to approve with some consideration for tweaking
[1:28:36] of softening of the colors on a very, very beautiful designed
[1:28:41] med rev and french degree yol -e building.
[1:28:51] in this motion I would ask that they do sit down with the public
[1:28:55] theater group. I think that would be a very
[1:28:58] important thing to look at that. And in the motion, I'm not sure
[1:29:06] I can put this in the motion. I guess that's my motion.
[1:29:10] >> chair: thank you. Is there a second?
[1:29:12] >> I'll second that motion. >> chair: thank you.
[1:29:16] thoughts? Before we take a vote.
[1:29:21] >> if you want to add. >> actually, I'm good with your
[1:29:25] additions, so, no, I think they're very well thought out,
[1:29:28] and I think those are very important.
[1:29:31] and one thing more of a comment, I just wanted to say I
[1:29:35] appreciated the thoughtful design.
[1:29:37] the expanded walkways going around main street and douglas.
[1:29:43] that's not something you usually see a new design going in and
[1:29:49] providing that extra space, basically extra public space.
[1:29:53] and to me looking at it from above it is -- it's a very large
[1:29:57] building, but looking at the renderings and getting the feel,
[1:30:02] the renderings make it feel like it's something small, and
[1:30:10] something dunedin friendly. I wanted to mention that.
[1:30:15] also happy you included the bicycle's a multimodal and golf
[1:30:21] carts because we are a golf cart community.
[1:30:23] touch. >> chair: debora?
[1:30:25] did you have something else you wanted to add?
[1:30:28] >> no. Don't we need a second?
[1:30:33] he seconded. Okay, no, I think we should vote
[1:30:36] and make comment. Do you want us to make comment?
[1:30:38] >> chair: once we vote. >> I got it.
[1:30:41] I'm a little confused here. Okay, you know, the older I've
[1:30:49] gotten. Things have to be right.
[1:30:53] because, you know, I'm not going to be here in 30 years.
[1:30:57] maybe when I was 30 I sort of had that conceptual thing.
[1:31:02] you know, this is going to be here.
[1:31:04] now I won't be here. But you all will and your kids
[1:31:13] will and your grandchildren will.
[1:31:15] I think so hard it's going to be something that's going to stand.
[1:31:18] it's going to be a legacy. It's going to be a testament to
[1:31:21] dunedin, and that's what I want. So those are my comments.
[1:31:27] >> chair: thank you.
[1:31:30] >> I just -- I want to take a moment to thank you.
[1:31:35] you've put tremendous thought, and I've seen you in other
[1:31:37] meetings listening to the input, and I can tell you you've
[1:31:42] factored that. It's very attracting.
[1:31:45] I agree with the energy it brings.
[1:31:47] I love how you fit it into the area with the wide sidewalks,
[1:31:51] with the trail. It is an exciting projects.
[1:31:55] I think it's going to be an exciting economic engine for the
[1:31:59] city. This downtown core is the heart
[1:32:02] of our town. And this brings a whole new
[1:32:05] dynamic of business opportunity for us, and also the parking
[1:32:09] facility up there on douglas. ,it's tremendously exciting.
[1:32:15] not only does it add capacity. I think I calculated 138 spots,
[1:32:20] but its location, it actually keeps some of the traffic off of
[1:32:24] the downtown core because they're pretty quick off skinner
[1:32:27] into that ramp, and then they're walking, which is what we want
[1:32:34] to do. Thank you for purchasing that
[1:32:40] property, and adding that facility to it to make the whole
[1:32:42] projected work, but it's got tangible benefits elsewhere too.
[1:32:48] >> chair: final comments. >> thank you, we need this
[1:32:51] garage so much. I love the up with on douglas --
[1:32:54] the one on douglas. My biggest fear, when people
[1:32:59] drive down douglas, the buses and everything else, they're
[1:33:02] craze schism they speed. You have to stop there and try
[1:33:05] to get across douglas. The only thing that scares me
[1:33:08] about this is the valet. I have a son.
[1:33:11] he was parked cars one time during a summer.
[1:33:15] he was home from college with valet.
[1:33:17] I'm so scared they're going to speed down douglas, park a car
[1:33:21] and run back. That's my biggest fear is
[1:33:24] traffic on douglas. Other than that I think it's a
[1:33:26] great project. I love the garage.
[1:33:30] that's my biggest fear is the traffic, like with valet.
[1:33:34] that's it. >> chair: final thought?
[1:33:36] >> I think it's a great project. I support it.
[1:33:39] >> chair: super. All right!
[1:33:43] then all in favor of the motion, please say aye.
[1:33:47] are there any nays? The ayes have it.
[1:33:52] thank you very much. [applause]
[1:34:05] okay, folks you need to move along because we've got other
[1:34:08] work to. Do.
[1:34:18] folks, can you go outside and chat, please?
[1:34:20] thank you! Okay.
[1:34:33] folks f you're going to meet and greet, please do it out in the
[1:34:44] hall.
[1:34:47] please do your meeting and greeting out in the hall.
[1:35:03] well, let's see if you need to. Keep moving, please
[1:35:25] please keep moving. There we go.
[1:35:32] all right! We're moving on to application
[1:35:41] dr-2025-0003. Request for design review
[1:35:45] approval for the development of a new four-story, three stories,
[1:35:51] over-ground parking, multi-family residential
[1:35:54] building with five dwelling units.
[1:35:57] total of 0.21-acre vacant parcel located on skinner boulevard.
[1:36:09] does anyone have ex parte communication regarding this
[1:36:12] item? That's good.
[1:36:17] staff? Do we need to be sworn for this
[1:36:19] one separately? >> I think we're okay --
[1:36:23] [indistinct] >> for both?
[1:36:24] just wanted to be sure, thank you.
[1:36:26] mr. Chair, again, george kenny, lpa member, on behalf of the
[1:36:31] community development department.
[1:36:32] this is application dr-2025-03. Again, design review approval,
[1:36:38] project name is 440 skinner town homes.
[1:36:54] owner is land development llc. Ap ally indication is ashley,
[1:36:59] representative is dave, and brett green -- sorry, that is a
[1:37:03] typo. The representative is actually
[1:37:06] again brian who represented the last project.
[1:37:11] the area's approximately 0.21 acres.
[1:37:16] same land-use plan as you saw on the last project.
[1:37:20] activity center, and also the same zoning district downtown
[1:37:23] core. This is a street type c, which,
[1:37:25] again, does permit you to ask for that fourth floor, and it
[1:37:29] does require the stepback that can be waved by state commission
[1:37:33] approval. It is currently vacant land, and
[1:37:36] you can see from the aerial here its location.
[1:37:41] there is a three-story structure behind it that was part -- it
[1:37:45] was part of that parcel that included that three-story
[1:37:48] structure and was basically recently carved out sometime
[1:37:51] last year. Project description, a
[1:37:58] four-story request. It's a multi-family residential
[1:38:01] building with five dwelling units:you can see the floor plan
[1:38:05] on the left-hand side and street view at the bottom left.
[1:38:08] and one of the renderings to the right.
[1:38:11] from a land-use plan perspective, it is activity
[1:38:15] center, which is the planned category.
[1:38:18] it does permit up to 30 dwelling units per acre and a maximum
[1:38:26] ratio of 8.5, which the aptly capital meets.
[1:38:29] you can see on the table to the lower right, the density
[1:38:33] calculation. So six are permitted, five are
[1:38:35] proposed, and of course five is what triggers design and review,
[1:38:38] as the board knows. From a zoning district
[1:38:44] evaluation standpoint. There are the three distinct
[1:38:47] street types. This is street-type c.
[1:38:49] it does comply with all the requirements, however, the
[1:38:54] applicant is requesting the city commission consider the
[1:39:00] fourth-floor addition, and requesting a waiver of the
[1:39:03] 10-footstepback. And all that backup material
[1:39:06] narrative is in your packet. From a compatibility
[1:39:12] perspective. You can see the map provided as
[1:39:15] part of the background materials.
[1:39:18] there are 25 propertieses that we looked at immediately
[1:39:22] adjacent to the surrounding subject property.
[1:39:24] I would point out that only one existing structure exceeds two
[1:39:28] stories in that analysis, and that is that three-story
[1:39:34] structure building. Observed numbers of stories is
[1:39:42] 1.4, with an average height of 17.96 feet.
[1:39:49] this would be a larger project than what currently exists on
[1:39:52] the ground around it. Staff has advised the applicant
[1:39:54] on several occasion that is a one to two-story project would
[1:39:59] probably be more appropriate in this location.
[1:40:01] we also suggested at the on set of this project that a
[1:40:07] three-story project might be possible subject to development
[1:40:09] review of a compelling compatibility analysis, and more
[1:40:14] specifically to kind of compliment that building that's
[1:40:17] exactly right to the rear of the property.
[1:40:20] we do -- I just want -- I do want to point out that staff
[1:40:23] hads consistently stated that the current four-story project
[1:40:27] would not be supported. You will not see a positive
[1:40:30] recommendation at the ends of the presentation tonight.
[1:40:32] the applicants are aware of this.
[1:40:34] the surrounding area's predominately built out and
[1:40:37] includes a mix of use, ranging from low to medium-density to
[1:40:43] commercial and retail. One other aspect of this, and
[1:40:47] bob might speak to this a little bit.
[1:40:49] the urban context has certainly been modifyd this area due to
[1:40:52] the completion of the complete street skinner boulevard
[1:40:56] project. And staff, as part of that,
[1:40:57] finds that the public realm has been created and consistently
[1:41:01] framed by the modest mass and the height of the structure
[1:41:05] fronting the corridor. And, again, staff would consider
[1:41:08] a four-story project to be disruptive to the consistency of
[1:41:12] that corridor in that realm that's been created.
[1:41:15] there are no additional planning efforts or development programs
[1:41:19] for development to take a form greater than that existing.
[1:41:23] that's kind of important because we've had other projects where
[1:41:25] you're looking at a catalyst project to spark something, and
[1:41:29] there's a plan or something in place to ask for something out
[1:41:32] of context to get something started.
[1:41:34] that's not the case in this area.
[1:41:38] again, there are no four-story buildings that exist or
[1:41:41] otherwise planned area surrounding the project site
[1:41:44] north or south of the newly-redesigned skinner
[1:41:47] boulevard. In fact, the more recent
[1:41:50] development has been limited to not more than two stories.
[1:41:55] rounding out the compatibility evaluation.
[1:41:58] the three-story structure to the north of the subject property
[1:42:02] was part of the same parcel at one time as I mentioned, and
[1:42:04] that's really that picture you see on the right-hand side
[1:42:08] there. That was part of a building
[1:42:10] permit and a plaque from some time ago where you can see that
[1:42:16] three-story structure to the rear was constructed, and at
[1:42:18] that time it was anticipated there'd be a complementary
[1:42:21] building where the subject building is being proposed.
[1:42:25] so, from a summary standpoint, requesting approval of the four
[1:42:32] story with a maximum height of 42 feet, and weigh the
[1:42:38] 10-footstep back along skinner boulevard, and approve their
[1:42:42] proposed design. A four-story, 42-foot high
[1:42:47] multifamily residential building as proposed together with
[1:42:52] dominate patterns with the limited vacant lands in the
[1:42:55] area. We would be considered
[1:42:59] incompatible from a staff perspective.
[1:43:00] from a design standard evaluation.
[1:43:05] how they comport and the elevations.
[1:43:13] from a common open-space perspective, residential
[1:43:16] developments are required to provide 100 square feet of
[1:43:20] common open space per dwelling unit.
[1:43:23] a total of 1,116 square feet of open space shown on the green
[1:43:27] space plan, which would comply with that requirement.
[1:43:31] from an off-street parking perspective, this type of
[1:43:35] development requires 1.5 spaces for each dwelling unit for five
[1:43:40] units, minimum of eight spaces would be required, and ten are
[1:43:45] provided. It meets that standard as well.
[1:43:47] from an architectural style standpoint.
[1:43:50] I want to be fair here. There's been some recent
[1:43:52] submissions to the staff that came in yesterday and the
[1:43:57] evening before. Staff has not had an opportunity
[1:43:59] to review, though, so we don't know whether those comport what
[1:44:06] the arc was requiring from those submissions, so we can't really
[1:44:10] provide you any information on that at this particular point.
[1:44:13] but we would say the ark architecture review committee
[1:44:20] did review subject to conditions.
[1:44:22] those conditions were articulated in the chronology if
[1:44:24] you have an opportunity to look at that.
[1:44:27] the arc did request that either staff or the applicant did bring
[1:44:32] back those conditional changes, and that that has not been done.
[1:44:37] from a sustainability standpoint, there's a
[1:44:42] predevelopment score of 105 points.
[1:44:44] 100 is required as the commission knows, so it does
[1:44:46] meet that public art is proposed on site at 0.5% of the total
[1:44:51] project cost. Just very quickly on park impact
[1:44:54] fee as well. This type of proposal would
[1:45:00] generate approximately $8,000 per unit for park impact fee or
[1:45:05] just short of $40,000 in total. From a committee action
[1:45:14] standpoint, the committee saw this project on july 17th, 2024,
[1:45:17] and the review committee did see the project on june 3rd, 2025,
[1:45:22] and considered the project and recommended the project to the
[1:45:26] lpa suggest to the conditions in your background.
[1:45:30] in fairness again, that statement says the applicant is
[1:45:33] likely not to adjust the applications.
[1:45:36] they have been addresed, but they came in yesterday.
[1:45:40] we've not had an opportunity to review those and gone back to
[1:45:45] the arc as requested to the lpa. From a staff determination
[1:45:51] perspective. The application is inconsistent
[1:45:52] with the criteria for physical compatibility of the proposed
[1:45:56] application with the surrounding environment set forth in the
[1:46:00] land-use element of the city comprehensive plan.
[1:46:02] and, again, in addition staff finds that the arc
[1:46:07] recommendation was based on conditions that may or may not
[1:46:09] have been addressed at this point, but certainly not taken
[1:46:12] back to the arc at this points, and so for that reason we are
[1:46:17] not recommending this project. And happy to answer any
[1:46:19] questions. But, this is a downtown cra
[1:46:23] project, so bob is here too if you have questions.
[1:46:28] >> bob, economic development director.
[1:46:29] in alignment with george. The city has spent a pretty good
[1:46:32] invest m on skinner, $14 million to create the complete streets.
[1:46:38] george mentioned the urban context has changed and find it
[1:46:42] incompatible with the four-story component there.
[1:46:51] >> okay, well, I saw -- this is sort of strange.
[1:46:54] I've never really seen this probably ever, that the staff
[1:46:59] came forward and said, I don't think you said it was kind of
[1:47:04] incompatible. I think you said it was
[1:47:08] incompatible. >> in my opinion, yes.
[1:47:10] >> in your opinion, but here are the four things reading over
[1:47:13] this that did not meet the recommendations of you said the
[1:47:19] architecture review committee. One was additional illustration
[1:47:23] and a architectural expression n the east elevation.
[1:47:30] two was to have variable material instead of fiberglass
[1:47:33] shingle. Three was additional screening
[1:47:35] for the parking area, and four was arborist report of existing
[1:47:41] trees and a full landscape plan drawn by a landscape architect.
[1:47:47] now, you said you got something but you have no earthly idea
[1:47:51] whether they've met these conditions.
[1:47:53] >> that's correct. We received -- we received a
[1:47:59] submission yesterday and the evening before that indicated
[1:48:04] that they had adjusted the provisions, but we have not
[1:48:08] reviewed the submissions. >> you have not verified that
[1:48:10] the conditions have been met. >> right.
[1:48:14] so, what do you usually do? Postpone and give them a right
[1:48:18] to verify or? >> that's the prerogative of the
[1:48:21] applicant. I will tell you that staff's
[1:48:27] position regard throes this -- regardless to this is the
[1:48:34] height. >> you would go up to two, but
[1:48:36] it's at four, correct? >> our suggestion from the very
[1:48:39] beginning. We've got documented
[1:48:46] correspondents saying the city would support one or two
[1:48:49] stories. Potentially look at third story
[1:48:51] because of the structure that is to the rear and the precedent
[1:48:53] that was kind of set by that building permit.
[1:49:13] >> chair: other questions? >> I want to look at this from a
[1:49:16] interspective. We have this beautiful, complete
[1:49:18] street. We've also talked about we're
[1:49:22] fully developed, so for the most part we're trying to increase
[1:49:26] density because that's going to drive economic energy and so
[1:49:29] forth. This property has some density
[1:49:33] to it, and when I look at the view there's several properties
[1:49:36] bordering that thing to the east and west that are older,
[1:49:41] dilapidated properties. What is your position or
[1:49:45] thoughts around could this be a catalyst you get something like
[1:49:49] this and leads to improved development of some of these
[1:49:53] other lots to the east and west as well as potentially straight
[1:49:55] across the street to get more density out of those?
[1:49:58] is it and ultimately not only improve the economics of the
[1:50:01] situation for the city, but creates a buffer for the
[1:50:09] residential behind that from the skinner street.
[1:50:11] what are your thoughts on that? >> great question.
[1:50:13] a couple of things. Number one, there is no future
[1:50:20] plan to look at a more aggressive scale and mass than
[1:50:28] what is sitting out on the ground.
[1:50:30] we would encourage development. We would reencourage that in a
[1:50:35] lesser mass and scale. For instance, staff would be
[1:50:38] willing to potentially support a three-story project that maybe
[1:50:41] doesn't exceed the height of the existing structure behind that,
[1:50:45] but once you get beyond that it's not really a catalyst in
[1:50:48] the sense that we don't have a vision for that particular area,
[1:50:52] other than the vision that is created through the community
[1:50:55] reinvestment area, and the cra master plan.
[1:51:01] and quite frankly, that's the reason the compatibilities
[1:51:05] provision in there to look at the surrounding area and think
[1:51:08] about what's coming and see if we can make that determination.
[1:51:13] where we fall is kind of in the middle of that.
[1:51:15] you don't need to be one story, but we just think four is
[1:51:18] completely out of place. If you think about it from a
[1:51:21] visual perspective as you're walking down that street, what
[1:51:23] you're going to see is this, this, this, and then this.
[1:51:27] and it's just -- from a public realm perspective it doesn't
[1:51:30] make any sense without any assurances there's any
[1:51:37] incentives to develop that area. >> the driver of the story, when
[1:51:40] I look at the floor plan layouts.
[1:51:44] it's a two-story ceiling to add a third bedroom in that mid
[1:51:49] space to have a gigantic master or primary area on the top
[1:51:53] floor. Is that right?
[1:51:55] your thoughts, would that be that, no, we should shrink that
[1:51:59] primary, put the third bedroom up there if they want three
[1:52:03] bedrooms to bring that height down?
[1:52:05] is that kind of the idea? >> yes and no.
[1:52:08] we don't necessarily look at the design aspect of it.
[1:52:11] from other peck spective, more about code analysis and kind of
[1:52:16] bringing in that cra perspective.
[1:52:19] we don't take that deep of dive. >> that's the developer.
[1:52:23] >> so is the representation -- [indistinct]
[1:52:27] >> yes. >> hello again.
[1:52:35] >> thank you, mr. Chair. >> what was the economic driver
[1:52:39] of that design? >> sure.
[1:52:40] we'll get into our presentation. It won't be nearly as long as
[1:52:44] the last one. We have our architect here, and
[1:52:47] the owner representative, mr. Rienhold.
[1:52:59] brian aungst. I want to start by saying we
[1:53:04] always strive to get staff reng- staff recommendation of support,
[1:53:10] always, always, always. I got involved with this case
[1:53:13] back in august. At that point in time there had
[1:53:17] been another attorney handling it up to that point there was no
[1:53:20] longer able to handle it. What I saw when I got involved
[1:53:22] with this case is that once again this site, it's
[1:53:27] 0.21 acres, but from a land-use perspective; it has an activity
[1:53:32] land use. As the staff report points out,
[1:53:35] the activity center does incentivize intensity.
[1:53:40] it also has a downtown core zoning.
[1:53:42] as the staff report points out, the downtown zoning creates the
[1:53:46] opportunity to help revitalize the downtown economically
[1:53:50] visually and functional to provide a multi-use center,
[1:53:55] which includes residential and multifamily development,
[1:53:59] including luxury condo, as is being proposed here.
[1:54:03] it almost seems to me, and, again, we meet all the code
[1:54:06] criteria. We're not asking for a variance.
[1:54:08] we're asking for what's allowed by code, and we're meet n our
[1:54:12] opinion, subjectively those criteria.
[1:54:15] what we have a disrespectful agreement with the staff is the
[1:54:20] compatibility of the 42-foot height.
[1:54:23] by code we're allowed to go to 34 feet.
[1:54:26] and so, we are allowed to ask for a waiver of up