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Thank you. We'll call the meeting to order at 602 with roll called, Mr. Bielter, Mr. Brian,

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Mr. Potashnik, Ms. Richter, Mr. Tomlinson, Mr. Wang, Mr. Wendley, Mr. Jaggi, Ms. Moore, and

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Ms. Bollinger. Our first item is acceptance of the agenda. As part of the acceptance

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of the agenda. I'd like to propose a break after the Olia topic. And then also I'd like

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to propose a time limit of 9.30 p.m. this evening.

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Second.

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All in favor?

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Aye.

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Okay. The next is the approval of the minutes from our November 17, 2025 Planning

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and Zoning Commission meeting.

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approval of the minutes.

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Second.

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All in favor?

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Thank you. At this time, I'll open it up for public comment.

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Anyone who wishes to speak about something not on the agenda for this evening?

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Go ahead, yes, sir. Could you come to the podium and state your name?

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My name is David Rose. I live at 10335 North Sunspot.

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And what I would like to talk about is something that is not directly on your agenda regarding

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Olia, but slightly related.

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In the revision of the plan, the road that comes near the south of the plot line now turns sharply

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northward.

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It's a new entrance.

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And nothing wrong with that necessarily.

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But there will be substantially more traffic on that road than there's ever been before that road, Julie.

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Historically, it was very rarely used.

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And at the same time, as cars make that turn to go into the neighborhood, the new neighborhood,

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their headlights are going to sweep across the whole Sunsweep neighborhood.

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I think the remedy to that problem is very simple, not really expensive.

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I'm just simply asking you to consider asking them in the plan to consider putting in some trees and shrubs to take care of that arc so that, you know, all night just have lights come over and over.

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Okay.

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That's it.

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Thank you.

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Thank you.

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Okay, we're going to start with our new business and we'll open public hearing application 25036.

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A conditional use permit for Dewey's Pizza, located at 736 North New Ballas Road,

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within Creek 4 Plaza.

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If anyone's speaking this evening, please come forward to be sworn in,

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and we have on the line.

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Raise your right hands, please.

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Do you sound like we're starting to tell the truth, the whole truth,

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and nothing but the truth, so I'll help you back.

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Thank you.

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Thank you.

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All right.

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Heath, are you able to share your screen for your presentation?

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Thank you.

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Can you see that?

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We can, if you could please state your name and address for the record.

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My name is Heath Trossel at 605 Valley Woods Court in Cincinnati, Ohio.

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Thank you.

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Dewey's Pizza is a privately owned restaurant chain that's become a staple in the St. Louis community.

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Dewey's desires to expand its footprint and bring its history of quality food and service to the city of Creefcore.

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Dewey's has a history of community outreach and community service projects, and with the addition of the proposed facility, Dewey's will be able to accommodate an increasing number of customers while providing a more convenient pickup location for residents in the city, as well as lunch accommodations for local employees.

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As an interior tenant finished proposed project in an existing poor business

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district building, the proposed facility only provides positive impact on the

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surrounding residents and businesses and requires no change to the existing

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building exterior landscape design. As a quick service pickup location with

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limited seating, the proposed facility will not cause harm to the existing

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parking facilities and will operate as more of a retail food establishment rather than

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a full service restaurant.

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Dubies has a current example of this in Southampton, which they opened last year.

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They're kind of in a phase where they're doing some infill projects to make their

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product more accessible to the greater St. Louis area.

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So you can see the Creefcore Plaza. I think the majority of this information

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is a part of our application process. There's numerous parking around the

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building. Dewey's proposed tenant space is an existing or was an existing

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retail space and Dewey's would be operating it out of out of it as a

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Retail Center for Dewey's food service pickup. This is an existing site plan and

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survey and this is our interior floor print which shows 16 seats, counter service,

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a pickup point. So if you enter, this is more of your carry out pickup point

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and then customers would leave and those that want to dine in or order on the spot can order

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and then circle around and leave. It's a 27 underscore foot retail space that I read the

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staff report and it doesn't sound like there's any issues in the staff report that I need to

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address so I'd like to just answer any questions that you would have.

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Anyone have questions?

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Okay.

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No questions here at this point.

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Thank you.

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Great.

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Bethany Moore, City Planner.

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So this is a conditional use permit for Dewey's Pizza located at 736

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North New Ballas Road within Creek 4 Plaza.

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So the request is for a CUP for this location.

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It is a limited service restaurant, which is a conditional use in all of our zoning districts.

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There are no exterior changes to the site, so there will only be interior changes to outfit the area for the pizza restaurant.

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There will be 16 indoor seats and 10 employees at busiest shift.

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There was a proposal for 22 indoor seats, but because of the parking at this location, they did have to downgrade it to 16 indoor seats

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because there's not enough parking to accommodate that, and when there are 16 seats or less, parking required is 4 per 1,000 square feet, just like with typical retail.

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The hours of operation will be from 11 a.m. to 9 p.m. Monday through Thursday, 11 a.m. to 10 p.m. Friday through Saturday, and 12 p.m. to 9 p.m. on Sunday.

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And this location is within our CB Corps business district.

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Again, just here's the site plan.

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Here's the location within Creep Court Plaza.

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And then the floor plan with the 16 seats.

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There's no exterior changes.

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The landscaping is in good condition.

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The parking lots in good condition.

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So the condition of approval just include the hours of operation.

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And then again, that maximum seating is limited to 16 indoor seats

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because of the available parking on site.

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Any questions?

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I appreciate it.

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Yes.

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Parking lots.

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Very large parking lot.

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It is.

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And there's parking constraints, right?

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There is.

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So some of the older restaurants, which would be Pasta House and

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First Watch.

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First Watch.

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And I think even

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Kadova.

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Kadova.

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Thank you.

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Those have older CUPs, and those CUPs are based on total occupancy and not number of seats.

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So if the developer would like to come in and, you know, we could rework those CUPs so that it meets our current standards,

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our current way of counting seats, then maybe they would have some wiggle room with their parking.

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But currently as it stands with those existing CUPs, we have to count occupancy and not just seats.

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So they are tight on parking now, because of that.

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Any other questions?

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Would there be parking available if we recalculated?

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There might be.

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We would just have to check the number of seats,

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because that wasn't taken into consideration when their CUPs were approved.

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I think I just would say, I find it helpful when you put the chart in there

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so we can actually see the calculations, maybe in the future.

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Okay.

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In the staff report or in the staff report?

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Okay.

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Any other questions?

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Do we want to get this evening's board away with shopping some for the future?

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I

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guess the question would be, it's not changing their configuration really as it's set up today.

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So where it is, if they wanted to, we could come back to recalculate everything, right?

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Because it's not really changing their layout.

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Correct.

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It's just those older CUPs, if they would like to come in, we can amend them, basically,

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so that they would take into account the existing seating, but it's not required at this point,

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because they're continuously operating.

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So you mean the processes that the property would have to come into the fight

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or reintegration?

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They would have to – the individual CUPs would have to be amended.

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So we would have to amend all of those separate CUPs.

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and that's triggered by them.

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Correct.

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Jason Jagger, director of community volume.

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Just to add to the discussion a little bit here.

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So the existing use is a retail use, which is our four spaces per thousand.

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So that's not changing.

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And so we talked with the applicant about the need to perform a comprehensive parking study

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if they want additional seats beyond that.

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Like Bethany said, we have CUPs here that are really, really old,

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and we're not quite sure if they count them based on the interior, you know,

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the number of seats that says total occupancy.

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So we would be required to do a lot of research in order to answer that fully.

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So in the interest of time, and it was acceptable to the applicant,

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they agreed to just reduce it to 16, which our ordinance says we count that as a retail use,

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and that's how they want to move forward.

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But we do have the condition in the ordinance that says, you know,

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the zoning minister can approve additional seats with verification of parking.

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So if this is something in the future, I think, you know, we could look at to see, you know, do a very thorough review.

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And if there's access parking at that time, we could allow additional seats.

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So we do have that condition in there just so you know.

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But they're comfortable moving forward with 16 seats.

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Thank you.

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Would

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anyone, does anyone from the public have anything that they'd like to share about this

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public hearing for duees?

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Please.

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Following in the exhibition of the record of this public hearing.

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Documentation and possession of the city clerk reflecting the public notice that's been

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provided.

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Staff report and the two PowerPoint presentations that have been given.

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The City Code of Ordinances and Charter, the City Comprehensive Plan and the public file

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regarding the CUP applicants.

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I move to recommend approval of the conditional use permit for dewy speech that are located

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at 736 North New Dallas Road within Creve Court Plaza, subject to the conditions discussed

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in the staff report and draft ordinance for the meeting on December 1st, 2015.

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December 15th.

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December 15th.

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December 15, 2025.

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So, Mr. Hielter.

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Aye.

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Mr. O'Brien.

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Aye.

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Mr. Petashnik.

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Aye.

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Mr. Richter.

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Aye.

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Mr. Tomlinson.

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Aye.

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Mr. Wang.

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Aye.

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And I vote aye.

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Thank you.

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This item will be forwarded to the City Council at their meeting on January 12,

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2026.

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Thank you.

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The next item on the agenda is a public hearing application 25038,

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A conditional use permit for Einstein Brothers Bay but also located at 12505 Olive Boulevard,

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Suite A within the Heritage Place Development.

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If anyone speaking could please come forward to be sworn in.

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Yes, I'm online.

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Thank you.

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Raise your, excuse me, raise your right hand please.

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Do you sound like we started to tell the truth, the whole truth, and nothing but the truth?

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Thank you. All right, Peggy, you can share your screen now and then introduce yourself.

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All right, can everyone see that? Not yet. Now we can.

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Okay, awesome. My name is Peggy Schindler and I am the senior project manager with CSHQA.

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We are the architectural firm representing Einstein Brothers. Also on the line is Leslie Haver.

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She is the Senior Director of Store Design with Einstein Brothers Bagels.

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And just to give you a brief overview of the business, we are, again, looking at a space

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at 1-2-5-0-5, Olive Boulevard in Creepcore.

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And Einstein Brothers is the nation's largest fast-casual bagel brand, and is very excited

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to bring crevable coffee, bagels, sandwiches, and more to your community.

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Einstein's is quite passionate about what they do and feel that Creepcore Missouri is a perfect place and a perfect fit for their brand.

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The new store design is crafted with the intention of being a warm and inviting space for the community to gather in.

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And during construction, Einstein's works very hard to minimize the noise impact to its surrounding tenants, businesses, and to the community.

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For example, in this location, construction of the project will be completed during normal business hours, and the majority of the work will be done on the inside of the tenant space.

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The only exterior work planned for this project is new signage, identifying Einstein Brothers to their customer base in Creep Corps, and no other impacts to the existing building or landscaper plan for this project.

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And after Einstein Brothers opens, they really pride themselves in becoming members of the local community and being an open and accessible place for everyone to enjoy the space.

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Einstein Brothers plans to serve your community from 6 a.m. to 2 p.m., seven days a week.

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And this slide shows an overall view of Heritage Place where the subject property is.

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And if you can see my cursor, on the upper right hand side, you can see the project location.

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And Heritage Place is anchored by other several large tenants such as Petco, Marshals, TJ Maxx, Office Depot, etc.

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And is surrounded by Ross Avenue and Olive Boulevard, which is the corner of the subject property, as well as Heritage Place.

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and zooming in a little bit on the location the area in blue located with

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a red dot and 12505 is a subject property and the end of the building that

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I sense is looking to build out and there are 18 standard parking spaces

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directly in front of the building and an additional two handicapped spaces

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right in front of the building. The accessible path between the two ADA spaces is a short

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walk from the center of the two ADA spaces across a flat sidewalk into the Einstein Brothers

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proposed space. And the location is accessible from Ross Avenue by taking it right into

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the drive aisle and a left into the center. It's also accessible easily from

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all of Boulevard taking a right and coming around and taking a right into

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00:18:39,610 --> 00:18:47,350
the center. The former tenant of the 12505 space was a retail comfort shoes

237
00:18:48,570 --> 00:18:55,030
and the adjacent tenant is an America's best retail. And finally there is an

238
00:18:55,030 --> 00:18:59,050
existing trash enclosure that's in good condition right at the beginning of

239
00:18:59,050 --> 00:19:04,230
dry vial so easy access for the trucks to remove the waste from that enclosure.

240
00:19:07,990 --> 00:19:12,310
And then moving to the front of the building, the east elevation is the front.

241
00:19:13,190 --> 00:19:18,630
There's also a north elevation which is the side of the building and the west elevation is the

242
00:19:19,150 --> 00:19:24,370
back elevation of the building. Again there's no changes to the design of the building or

243
00:19:24,370 --> 00:19:30,950
landscape. The only change would be adding a sign to the building itself and then

244
00:19:31,930 --> 00:19:37,530
Logo signage within the window again identifying the business to new patrons and

245
00:19:40,150 --> 00:19:41,870
then moving inside and

246
00:19:41,870 --> 00:19:48,170
If Leslie is able to speak if not, I can take this Leslie. Would you like to talk about the interior design?

247
00:19:50,310 --> 00:19:51,390
Sure, if that's acceptable

248
00:19:54,850 --> 00:19:55,670
Can you hear me?

249
00:19:56,230 --> 00:19:58,130
Yes, we can okay

250
00:19:58,130 --> 00:20:03,870
Yeah, I just wanted to point out this this rendering is our new design. So we we just

251
00:20:04,710 --> 00:20:05,550
recreated our

252
00:20:05,550 --> 00:20:13,470
interior asset this last year so we only have four of these open around the

253
00:20:13,470 --> 00:20:18,970
country and this would be the first one in Missouri along we have we have a

254
00:20:18,970 --> 00:20:25,250
number of remodels we did in Ohio but so this is one of nine of this prototype

255
00:20:25,250 --> 00:20:30,050
that we have open to the public and it's as you could see it's just a new

256
00:20:30,050 --> 00:20:39,050
modern upgrade and creating some interior space for our guests and ease of operations for our

257
00:20:39,050 --> 00:20:45,770
employees as well as simplifying, you know, the order ahead and pick up portfolio that we've

258
00:20:46,200 --> 00:20:48,590
seen grow since COVID.

259
00:20:51,280 --> 00:20:52,340
Thank you, Leslie.

260
00:20:54,840 --> 00:20:59,080
So taking this rendering, this is a prototypical

261
00:20:59,080 --> 00:21:03,820
view of the new design that Leslie mentioned and now applying it to the

262
00:21:03,820 --> 00:21:08,540
actual space and creep core. When you walk in the front door that order pickup

263
00:21:08,540 --> 00:21:13,820
area is right to your left so it's an easy access in and out for any online

264
00:21:13,820 --> 00:21:19,900
orders and then if you choose to design to dine in you would queue to the left

265
00:21:19,900 --> 00:21:25,400
and right. This area is where you know the food and beverage displays would

266
00:21:25,400 --> 00:21:29,260
be where the orders would be placed directly behind here in the back

267
00:21:29,260 --> 00:21:32,820
service line is where you would see sandwiches being made or bagels being

268
00:21:32,820 --> 00:21:38,440
toasted to really the theater of the bakery and then continuing down this

269
00:21:38,440 --> 00:21:44,100
way is where you'd fill your coffee and sit down and there are several

270
00:21:44,100 --> 00:21:49,400
different styles of seating available for a total of 40 interior seats which

271
00:21:49,400 --> 00:21:53,640
includes three separate areas for accessible dining space,

272
00:21:54,160 --> 00:21:57,640
both at a bankhead seating, loose table seating,

273
00:21:57,860 --> 00:22:00,360
which can be configured for a single person,

274
00:22:01,060 --> 00:22:02,980
two people up to, you know, much larger,

275
00:22:03,460 --> 00:22:05,760
you know, be able to accommodate much larger groups.

276
00:22:06,480 --> 00:22:10,160
There are a larger dining table experience,

277
00:22:10,340 --> 00:22:11,360
as well as counter seating,

278
00:22:11,860 --> 00:22:14,320
and a lower counter space, again, for accessible seating.

279
00:22:15,420 --> 00:22:18,560
There's, of course, two restrooms that'll be available to the guests,

280
00:22:18,560 --> 00:22:23,660
And then there's a door that separates the back of house, so that's not really in view of the customer.

281
00:22:23,840 --> 00:22:32,400
So all of the bakery prep, cleaning, walk-in coolers, freezers, office area, dry storage, etc. would be hidden from view.

282
00:22:33,180 --> 00:22:37,460
So the total square footage is approximately 2,453 square feet.

283
00:22:39,060 --> 00:22:47,740
So in conclusion, ISEINs really starts to be the kind of place that builds up the community and provides a space where the community desires to come together.

284
00:22:47,740 --> 00:22:50,500
So we thank you for your time and let us know if you have any questions.

285
00:22:56,770 --> 00:22:57,810
Anyone questions?

286
00:23:01,790 --> 00:23:03,530
Okay, thank you very much.

287
00:23:04,310 --> 00:23:04,550
Thank you.

288
00:23:05,150 --> 00:23:05,710
Is

289
00:23:22,350 --> 00:23:22,870
that any more?

290
00:23:23,090 --> 00:23:23,550
City planner.

291
00:23:24,770 --> 00:23:29,110
So this is a conditional use permit for Einstein's brother's bagels located

292
00:23:29,110 --> 00:23:33,470
at 1205 Olive Boulevard Suite A within the Heritage Place Development.

293
00:23:35,490 --> 00:23:40,610
So this request is for this outlaw building here within the heritage place development,

294
00:23:40,750 --> 00:23:43,470
and that is the only portion of the property that is within Creepore.

295
00:23:44,510 --> 00:23:47,170
The rest is actually in St. Louis County.

296
00:23:49,790 --> 00:23:54,770
Again, it is a limited service restaurant, which is the conditional use in all of our zoning districts.

297
00:23:55,430 --> 00:23:56,790
There are no exterior changes.

298
00:23:57,250 --> 00:24:01,270
There are 40 indoor seats proposed and four employees at busiest shift.

299
00:24:01,270 --> 00:24:04,550
hours of operation will be from 6 a.m. to 2 p.m. every day.

300
00:24:05,230 --> 00:24:08,190
And it's within our CB core business district.

301
00:24:10,470 --> 00:24:12,510
So again, here is the proposed site plan.

302
00:24:12,690 --> 00:24:14,790
It is within the Heritage Place Development,

303
00:24:15,070 --> 00:24:17,010
which has all of this shared parking,

304
00:24:17,170 --> 00:24:18,690
which is shared amongst all of the users.

305
00:24:19,390 --> 00:24:21,950
And then the proposed floor plan here.

306
00:24:27,220 --> 00:24:31,140
So maximum seating permitted is limited to 40 indoor seats.

307
00:24:31,960 --> 00:24:34,580
And the hours of operation are from 6 to 2,

308
00:24:34,580 --> 00:24:36,260
And those are the conditions of approval.

309
00:24:36,620 --> 00:24:38,620
Staff doesn't have any other concerns with this location.

310
00:24:40,320 --> 00:24:41,100
Any questions?

311
00:24:43,360 --> 00:24:43,880
Questions?

312
00:24:45,620 --> 00:24:46,140
No.

313
00:24:46,480 --> 00:24:47,280
Thank you, Bethany.

314
00:24:47,680 --> 00:24:50,280
I'll open it up to the public for any questions.

315
00:24:57,100 --> 00:24:59,920
I offer the following exhibits into the record of this public hearing.

316
00:25:00,200 --> 00:25:02,360
Documentation and possession of the City Clerk,

317
00:25:02,600 --> 00:25:04,440
collecting the public notice that's been provided

318
00:25:05,060 --> 00:25:07,580
with two PowerPoint presentations in the staff report.

319
00:25:08,420 --> 00:25:12,660
The City Code of Ordinances and Charter of the City Comprehensive Plan and the

320
00:25:12,660 --> 00:25:19,640
public file regarding the CUP happened to you. I move to recommend approval of

321
00:25:19,640 --> 00:25:26,780
the conditional use permit for Einstein-Babel, Silkhead and 12505, all of

322
00:25:26,780 --> 00:25:31,620
Boulevard within Heritage Place Shopping Center. Subjects to the conditions

323
00:25:31,620 --> 00:25:35,440
discussed in the staff report and draft ordinance for the meeting of

324
00:25:35,440 --> 00:25:37,420
December 15, 2025.

325
00:25:38,440 --> 00:25:38,780
Second.

326
00:25:39,320 --> 00:25:39,900
Thank you.

327
00:25:40,580 --> 00:25:41,320
Mr. Bielter.

328
00:25:41,900 --> 00:25:42,220
Aye.

329
00:25:42,600 --> 00:25:43,160
Ms. O'Brien.

330
00:25:44,200 --> 00:25:44,500
Aye.

331
00:25:45,000 --> 00:25:45,880
Ms. Schnick.

332
00:25:46,380 --> 00:25:46,920
Aye.

333
00:25:47,260 --> 00:25:47,940
Ms. Richter.

334
00:25:48,240 --> 00:25:48,420
Aye.

335
00:25:48,600 --> 00:25:49,340
Mr. Tomlinson.

336
00:25:49,660 --> 00:25:49,840
Aye.

337
00:25:50,000 --> 00:25:50,460
Mr. White.

338
00:25:50,620 --> 00:25:50,820
Aye.

339
00:25:51,060 --> 00:25:51,820
And I vote aye.

340
00:25:55,430 --> 00:25:55,890
Thank you.

341
00:25:55,950 --> 00:26:02,090
This item will also be forwarded to the City Council with a favorable recommendation at their meeting on January 12, 2026.

342
00:26:02,670 --> 00:26:03,210
Thank you.

343
00:26:03,210 --> 00:26:11,940
Our next item on the agenda is application 25037, a site development plan and associated

344
00:26:11,940 --> 00:26:17,720
site concept plan amendment for building additions on the Wittfield School campus located at

345
00:26:17,720 --> 00:26:19,800
175 South Mason Road.

346
00:26:32,620 --> 00:26:33,340
Good evening.

347
00:26:33,700 --> 00:26:37,020
I'm Lisa Griffin with Bond Architects here to describe the project.

348
00:26:59,060 --> 00:27:04,140
So this is a three-part project, part of which is the intellectual comments for

349
00:27:04,140 --> 00:27:04,800
library renovation.

350
00:27:05,300 --> 00:27:08,900
We are infilling the current pipe or courtyard to be an extension of that library.

351
00:27:09,300 --> 00:27:13,020
We're also adding a storm shelter, which is an athletic facility.

352
00:27:16,480 --> 00:27:21,960
So this addition is located on the mirror of the building here.

353
00:27:24,320 --> 00:27:27,440
So it maintains the same entry and exiting from the site.

354
00:27:27,920 --> 00:27:31,840
We're also working with MSD to determine any storm water runoff needs

355
00:27:31,840 --> 00:27:34,860
when we'll be fully compliant with any of their requirements.

356
00:27:35,480 --> 00:27:40,920
We're going through the conceptual review with them now, so we're getting all those

357
00:27:40,920 --> 00:27:43,880
details hammered out and look forward to completing that.

358
00:27:44,900 --> 00:27:48,960
So this part of the project is located, as I said, on the rear of the site adjacent to

359
00:27:48,960 --> 00:27:51,700
their existing gymnasium and their middle school soccer field.

360
00:27:52,780 --> 00:27:57,000
We will be extending the fire access road to maintain full fire access around the

361
00:27:57,000 --> 00:27:57,600
entire building.

362
00:28:00,400 --> 00:28:05,740
and internally the project is accessed from the inside of the school or from

363
00:28:05,740 --> 00:28:07,580
the rear side if you're just a visitor.

364
00:28:09,680 --> 00:28:11,080
So as I mentioned we're working with

365
00:28:11,080 --> 00:28:15,320
MSD. Originally we were thinking that we could just alter their existing

366
00:28:16,260 --> 00:28:21,880
stormwater runoff system. However there are a couple IOUs for previous

367
00:28:21,880 --> 00:28:25,840
projects and now we're disturbing over one acre of land and so we're going

368
00:28:25,840 --> 00:28:35,000
to a little bit larger drainage area. So we'll be incorporating a kind of landscape detention

369
00:28:35,000 --> 00:28:40,140
basin here with an outfall and connecting to the existing stormwater system.

370
00:28:42,760 --> 00:28:44,940
So again,

371
00:28:45,020 --> 00:28:48,280
this will be a landscaped area. Most of the time it will be dry unless we have a really

372
00:28:48,280 --> 00:28:53,540
heavy rain, in which case there will be water in the basin that will just be held

373
00:28:53,540 --> 00:28:57,540
until it can be filtered and gone back into the storm system.

374
00:29:02,080 --> 00:29:05,200
And plan-wise, as I said, it's a three-part project.

375
00:29:05,560 --> 00:29:07,580
So we have a renovation, which is located here.

376
00:29:07,840 --> 00:29:08,920
This is their existing library.

377
00:29:10,080 --> 00:29:14,000
Generally, we'll be adding offices and seating space

378
00:29:14,000 --> 00:29:15,060
for the students.

379
00:29:15,800 --> 00:29:18,720
And then we'll be infilling an existing exterior courtyard

380
00:29:18,720 --> 00:29:20,600
to be an extension of that library space.

381
00:29:21,280 --> 00:29:25,080
There will be a glass skylight to occupy most of the roof,

382
00:29:25,080 --> 00:29:29,420
and it will be a nice space that students can have presentations, and the school can

383
00:29:29,420 --> 00:29:32,720
use as more of a gathering space as well, in addition to the library essential.

384
00:29:36,880 --> 00:29:41,920
The storm shelter is adjacent to the existing gymnasiums and is accessed both from that

385
00:29:41,920 --> 00:29:44,480
intellectual common space and the existing gymnasium.

386
00:29:45,760 --> 00:29:51,140
So the lower level is mostly a wrestling gym, we will also have provisions for volleyball.

387
00:29:51,140 --> 00:29:59,700
And then, on the upper level, we have a small number of bleachers just for people to come

388
00:29:59,700 --> 00:29:59,920
watch.

389
00:30:01,250 --> 00:30:05,670
Additionally, there's also a climbing wall in this area to support the school's climbing

390
00:30:05,670 --> 00:30:12,390
club, but generally it's a practice gym, and it is sized as a storm shelter for all of the

391
00:30:12,390 --> 00:30:18,450
school occupants, in addition to if there was a full game up in one of the other gyms.

392
00:30:19,170 --> 00:30:22,670
If those bleachers were full, this storm shelter can accommodate all of those occupants.

393
00:30:25,710 --> 00:30:30,370
Exterior-wise, we'll be matching the existing building as closely as possible, so we've

394
00:30:30,370 --> 00:30:36,190
sent our masonry breath out to manage the berth.

395
00:30:36,530 --> 00:30:38,030
So we have a berth board that matches.

396
00:30:38,430 --> 00:30:40,810
It's a custom blend to match that existing gym

397
00:30:41,450 --> 00:30:42,650
that you can see over on the left.

398
00:30:43,330 --> 00:30:46,370
In addition to a red CMU, it's a split-based CMU

399
00:30:46,370 --> 00:30:46,750
been here.

400
00:30:47,730 --> 00:30:50,770
That'll be kind of in the center and the backside of this.

401
00:30:51,210 --> 00:30:54,270
So here is the CMU on the backside.

402
00:30:54,690 --> 00:30:56,810
And then each corner is brand to match

403
00:30:56,810 --> 00:30:57,610
that existing building.

404
00:30:58,310 --> 00:30:59,630
The top portion of the building

405
00:30:59,630 --> 00:31:03,270
is going to be an epist to match that existing adjacent as well.

406
00:31:06,400 --> 00:31:10,660
So here you can see the brickboard and how it matches the rest of the building.

407
00:31:11,140 --> 00:31:14,960
And then there is some exterior lighting that will just go over the exterior doors.

408
00:31:15,300 --> 00:31:16,700
That's really just an egress component.

409
00:31:20,980 --> 00:31:21,340
That's it.

410
00:31:24,440 --> 00:31:24,660
Questions?

411
00:31:25,160 --> 00:31:28,480
I had some questions about near work with MSD.

412
00:31:28,660 --> 00:31:30,040
Where are you exactly with that?

413
00:31:30,480 --> 00:31:34,840
And do you have the designs or how far along are you wanting to ask?

414
00:31:34,840 --> 00:31:39,960
We're within the conceptual review, so usually we like to get ahead of them or ahead of the

415
00:31:39,960 --> 00:31:43,820
bidding process as early as possible to make sure that we're on the same page with MSD.

416
00:31:44,360 --> 00:31:47,700
So our civil engineers have been working with them for about six weeks now,

417
00:31:47,900 --> 00:31:52,600
and we just got word in the last few days about that upgraded detention basin.

418
00:31:53,300 --> 00:31:57,800
So they're working to implement that, and then that'll all be wrapped into our final design.

419
00:31:57,800 --> 00:32:04,560
And where does, let's say the detention basin fills up, where does that water go?

420
00:32:05,640 --> 00:32:11,380
So the intention is that we don't create runoff for the rest of the community.

421
00:32:12,440 --> 00:32:18,180
So in an extreme rainfall, the water will pool in this area.

422
00:32:18,520 --> 00:32:23,100
And then there's an outfall structure that you can see here.

423
00:32:23,100 --> 00:32:29,160
So for that really worst case, the detention basin gets full, that water can flow into that

424
00:32:29,160 --> 00:32:33,780
fall structure and then into the rest of the storm system as it's connected to the

425
00:32:33,780 --> 00:32:35,240
south area, such as here.

426
00:32:36,760 --> 00:32:41,160
So that's really only in the worst case, you know, 100-year type event.

427
00:32:43,260 --> 00:32:45,840
Otherwise water is held here and it's filtered down through.

428
00:32:46,040 --> 00:32:51,820
So it's a little bit hard to see on this image, but this is showing kind of like

429
00:32:51,820 --> 00:32:57,480
that filtering component of the detention basin, so the water kind of seeps into the

430
00:32:57,480 --> 00:33:00,840
ground a little bit more slowly to filter and clean it before it goes on.

431
00:33:00,860 --> 00:33:05,300
So if you all done all of your engineering and design work for it, are you relating

432
00:33:05,300 --> 00:33:07,380
to your tremendous space to what they want?

433
00:33:07,960 --> 00:33:12,260
We've heard that this is their intention, this is what they want, and our engineers

434
00:33:12,260 --> 00:33:13,400
are working to implement that.

435
00:33:22,990 --> 00:33:23,590
Other questions?

436
00:33:28,840 --> 00:33:29,000
Okay.

437
00:33:29,220 --> 00:33:29,520
Thank you.

438
00:33:29,700 --> 00:33:29,840
Thanks.

439
00:33:29,840 --> 00:33:31,180
So

440
00:33:52,560 --> 00:33:56,900
this application is for a site development plan and associated site concept plan amendment

441
00:33:56,900 --> 00:34:02,280
for building additions on the Whitfield School campus located at 175 South Mason Road.

442
00:34:04,740 --> 00:34:07,140
So here is the location of the request.

443
00:34:07,740 --> 00:34:09,880
Here is the Whitfield School campus.

444
00:34:10,700 --> 00:34:12,180
It's 23.9 acres.

445
00:34:12,440 --> 00:34:15,640
It's within our single-family residential zoning district.

446
00:34:16,320 --> 00:34:22,160
It's a conditional use in AICS 611110, elementary and secondary schools.

447
00:34:23,240 --> 00:34:28,360
The applicant has submitted an application for the site development plan for the construction of those two new additions,

448
00:34:28,580 --> 00:34:31,300
as well as an amendment to their existing site concept plan.

449
00:34:32,340 --> 00:34:38,600
And this use is allowed to continuously operate as a conditional use without a CUP from the city,

450
00:34:38,680 --> 00:34:41,540
because of the way that it was developed and incorporated into the city.

451
00:34:41,540 --> 00:34:43,700
So it was developed in St. Louis County.

452
00:34:44,380 --> 00:34:50,100
And then when it was incorporated into Creve Corps, the city accepted their approved plan from St. Louis County.

453
00:34:50,100 --> 00:34:57,120
And they've been allowed to continuously operate as a conditional use per the requirements of section 405-210A2.

454
00:35:00,960 --> 00:35:03,240
So again, here is the existing site.

455
00:35:03,360 --> 00:35:05,380
They have these practice fields and then this building.

456
00:35:06,100 --> 00:35:12,460
Currently, there is this open area in the middle that will be filled in with the library addition.

457
00:35:12,460 --> 00:35:20,880
And then the multi-purpose storm shelter addition will be right here at the rear of the building.

458
00:35:21,380 --> 00:35:24,580
And here is Ladoo and here is South Mason Road.

459
00:35:25,140 --> 00:35:29,260
And these additions will not be visible unless you're coming around the school.

460
00:35:30,280 --> 00:35:34,780
There is single family residential adjacent down here.

461
00:35:34,920 --> 00:35:39,080
And then there is this existing tree buffer that will not be touched.

462
00:35:40,960 --> 00:35:45,580
So the Whitfield School is a private school with roughly 400 students, grades 6 through 12.

463
00:35:46,180 --> 00:35:52,640
It includes a parking lot with 312 parking spaces, sports fields for soccer and baseball,

464
00:35:53,200 --> 00:35:57,240
and it was incorporated into Creek Corps in 1995 after being developed in St. Louis County.

465
00:35:58,800 --> 00:36:02,780
So here is a site development plan with those two new additions that you can see.

466
00:36:04,700 --> 00:36:09,120
This one here for the library infill is 3,650 square feet,

467
00:36:09,120 --> 00:36:16,300
And this larger one here for the storm shelter slash multi-purpose is 7,250 square feet.

468
00:36:17,680 --> 00:36:22,320
There is also a new fire access drive installed to replace the old one,

469
00:36:22,420 --> 00:36:25,580
which was in the location where the larger addition is going to be.

470
00:36:25,760 --> 00:36:28,500
And so they have had that approved by the fire district.

471
00:36:29,000 --> 00:36:32,440
They've reviewed it to make sure that their trucks can get back here

472
00:36:32,440 --> 00:36:35,140
and there's a turnaround also being installed here for the trucks.

473
00:36:36,580 --> 00:36:38,360
There's no changes to the parking lot.

474
00:36:38,360 --> 00:36:41,780
There's no additional classroom space, which is what parking is based on,

475
00:36:41,900 --> 00:36:46,820
classroom space and students, and this project is not in proposing to increase

476
00:36:46,820 --> 00:36:48,620
classroom space or students.

477
00:36:49,680 --> 00:36:51,520
And there's no new site lighting.

478
00:36:51,720 --> 00:36:54,900
There is lighting on the building, and that lighting is compliant with our

479
00:36:54,900 --> 00:36:58,700
requirements for downcast and shielded and no more than 3,000 degrees

480
00:36:58,700 --> 00:36:59,060
Kelvin.

481
00:37:00,100 --> 00:37:06,980
And the site coverage is proposed at 33%, and conditional uses like this

482
00:37:06,980 --> 00:37:10,120
This one are allowed up to 50% site coverage, so they're under that.

483
00:37:11,900 --> 00:37:14,600
Again, here are the proposed elevations.

484
00:37:14,780 --> 00:37:17,140
This portion is not visible because it's interior.

485
00:37:17,960 --> 00:37:22,400
So these are the elevations for the portions of the larger addition that is visible.

486
00:37:23,120 --> 00:37:27,480
And again, as the applicant explained, they are matching the existing building, which

487
00:37:27,480 --> 00:37:31,960
does include BRIC, CMU, and EFIS, and so that's why those materials are being

488
00:37:31,960 --> 00:37:38,160
continued on the addition to match the not only the materials in color but also the style of the

489
00:37:38,160 --> 00:37:43,720
existing building. So this is the existing building here and then this is the addition if you're

490
00:37:43,720 --> 00:37:51,000
looking like right here and then this is from the rear or I have that confused this is from

491
00:37:51,000 --> 00:37:52,180
the side this is from the rear.

492
00:37:56,870 --> 00:38:00,650
So again just those materials that they are proposing match

493
00:38:00,650 --> 00:38:01,450
the existing building.

494
00:38:03,530 --> 00:38:09,470
And the additions do not project beyond the building because they won't be visible on

495
00:38:09,470 --> 00:38:10,250
either side of the building.

496
00:38:13,130 --> 00:38:21,750
So they are proposing six new landscaping trees along the fire access road to ginkgo

497
00:38:21,750 --> 00:38:25,890
trees and form maple trees, which will be installed here between the fire access road

498
00:38:25,890 --> 00:38:27,490
and the existing soccer field.

499
00:38:28,770 --> 00:38:33,190
Staff does not believe any further landscaping is necessary given the distance from the property lines.

500
00:38:34,450 --> 00:38:38,450
And irrigation is not required as part of this project per section 405-540.

501
00:38:40,840 --> 00:38:46,580
So conditions of approval include that all new exterior lighting shall not exceed 3,000 degrees Kelvin

502
00:38:46,580 --> 00:38:53,900
and that any ground or roof mounted mechanical equipment installed be properly screened with materials approved by staff.

503
00:38:55,040 --> 00:38:55,740
Any questions?

504
00:38:57,940 --> 00:38:58,080
Yes.

505
00:38:58,860 --> 00:39:03,680
The water, the tension, and all of that is part of the site development plan?

506
00:39:04,340 --> 00:39:06,820
Correct. It is part of the site development plan.

507
00:39:06,980 --> 00:39:11,560
And what was submitted had been reviewed by our public works department, and they didn't have any comments.

508
00:39:12,400 --> 00:39:19,600
The information that she mentioned about the comments that they've received from MSD, we haven't received that information yet,

509
00:39:19,780 --> 00:39:22,500
but that will also be reviewed at the permit stage.

510
00:39:22,680 --> 00:39:25,340
And they'll have to meet MSD requirements as well as city requirements.

511
00:39:25,340 --> 00:39:29,520
So that would be in the permit and not a condition of this?

512
00:39:29,600 --> 00:39:31,200
Correct. It would be in the permit stage.

513
00:39:34,360 --> 00:39:38,240
Is HVAC for the new building? Is that moderate on the roof?

514
00:39:38,700 --> 00:39:42,800
It's not shown on the plans. That's why we added the condition that all,

515
00:39:43,140 --> 00:39:46,240
whether it's on the ground or the roof, that it has to be screened with appropriate materials.

516
00:39:46,480 --> 00:39:46,660
Okay.

517
00:39:46,980 --> 00:39:50,280
And we'll check that again at the permit stage.

518
00:39:53,860 --> 00:39:58,140
Wait, wait, wait. It's not timing up. Sorry. Thank you.

519
00:40:01,970 --> 00:40:02,930
Anyone else have any questions?

520
00:40:08,280 --> 00:40:09,480
Thank you, Bethany.

521
00:40:09,660 --> 00:40:09,900
Thank you.

522
00:40:11,060 --> 00:40:16,360
Okay, now I will open it up if anyone from the public would like to come forward and ask any questions.

523
00:40:16,540 --> 00:40:17,780
And if you could please state your name.

524
00:40:18,960 --> 00:40:26,120
Yeah, my name is Fred Brooks. I own property directly to the south of the school in the Creek subdivision.

525
00:40:27,280 --> 00:40:32,700
And I'm here to ask some questions related to noise and light pollution.

526
00:40:32,920 --> 00:40:35,560
Now, I think my light pollution questions have been addressed.

527
00:40:35,820 --> 00:40:42,220
It sounds like they're going to be using downward-focused light fixtures, though.

528
00:40:43,040 --> 00:40:47,840
It should be noted that the properties to the south of the school are at a much lower elevation,

529
00:40:47,860 --> 00:40:53,080
so even though the light fixtures may be hooded and pointed down, it's still coming right at us

530
00:40:53,080 --> 00:40:58,640
because we're at a lower elevation, but it's definitely better than the existing floodlights

531
00:40:58,640 --> 00:41:05,300
on the south side of the building, which is just your industrial style, super bright light,

532
00:41:05,420 --> 00:41:06,260
everything up like the sun.

533
00:41:07,360 --> 00:41:09,940
So that's great, but I am a bit concerned about noise pollution.

534
00:41:11,200 --> 00:41:15,620
On the plan, it did show that the heating and cooling units are going to be located

535
00:41:15,620 --> 00:41:17,100
on the reef of the storm shelter.

536
00:41:18,920 --> 00:41:22,760
and it looks like they extend above the parapet height.

537
00:41:24,160 --> 00:41:32,140
So I'd be concerned that there's going to be noise from a very high elevation broadcasting south

538
00:41:33,060 --> 00:41:39,860
and also the existing gymnasium wall extends above the storm shelter.

539
00:41:39,980 --> 00:41:46,040
So that will provide another reflective surface that takes the noise that would normally be going towards Boudu Road

540
00:41:46,040 --> 00:41:55,140
and send it back south. Also the construction of the storm shelter will put

541
00:41:55,140 --> 00:42:00,680
a large brick very acoustically reflective surface that much closer to

542
00:42:00,680 --> 00:42:05,560
the people that live south of the school. There's a lot of mention made of

543
00:42:05,560 --> 00:42:10,300
matching the brick color. I'd actually be more interested in them being

544
00:42:10,300 --> 00:42:14,100
innovative and using some kind of acoustic treatment on that large brick

545
00:42:14,100 --> 00:42:20,040
wall. And I'm also concerned that on the plan that it looks like there's a new retaining wall,

546
00:42:21,280 --> 00:42:25,660
I couldn't quite tell how high it is. With that's another reflective surface,

547
00:42:26,120 --> 00:42:30,940
the sound bounces off of inches heads south. Of course, to live next to a school

548
00:42:30,940 --> 00:42:36,000
is kind of a noisy proposition anyway. But when you have these large brick surfaces or stone

549
00:42:36,000 --> 00:42:42,460
surfaces, it just makes it worse. So I'm not saying that I'm against the addition of the

550
00:42:42,460 --> 00:42:49,960
or the plans. But I would like to see some consideration made for addressing some of the noise perhaps either with acoustic treatment.

551
00:42:51,780 --> 00:42:54,940
There was mention of screening around the heating and cooling units.

552
00:42:55,980 --> 00:42:58,540
Visual screening often doesn't do anything about the noise.

553
00:42:59,480 --> 00:43:08,600
So I would hope that that screening material would be appropriate to direct the noise up and not allow it to radiate back towards the residences.

554
00:43:09,840 --> 00:43:10,900
So those are my concerns.

555
00:43:11,180 --> 00:43:12,300
Great. Thank you very much.

556
00:43:16,530 --> 00:43:19,870
Would you want to adjust the screening or should I have...

557
00:43:19,870 --> 00:43:21,750
Do you want to come up again?

558
00:43:27,230 --> 00:43:29,730
So there are three HVAC units on the roof.

559
00:43:30,090 --> 00:43:31,630
One is existing. It's currently on the ground

560
00:43:31,630 --> 00:43:34,130
and we're lifting it up and putting it on the storm shelter roof.

561
00:43:34,670 --> 00:43:37,590
And the other two are in between

562
00:43:37,590 --> 00:43:40,430
essentially that existing building in the end of the storm shelter.

563
00:43:40,590 --> 00:43:42,710
So they're kind of internal to the site itself,

564
00:43:43,510 --> 00:43:45,530
but we'll absolutely be providing screening

565
00:43:45,530 --> 00:43:48,030
on the roof for those.

566
00:43:51,120 --> 00:43:53,420
It'll be visually screened. It does extend over the

567
00:43:53,420 --> 00:43:58,860
parapet. Yeah, we're happy to make any any considerations. We need to for sound as

568
00:43:58,860 --> 00:44:00,820
well. Okay, I think that might be good too.

569
00:44:00,820 --> 00:44:00,900
Okay.

570
00:44:02,280 --> 00:44:02,680
Yeah.

571
00:44:02,900 --> 00:44:03,420
I'll do that.

572
00:44:04,140 --> 00:44:06,900
If they're visiting their analogues, they're going to rune.

573
00:44:08,140 --> 00:44:10,020
I don't know what I'm saying, but like so, you know.

574
00:44:10,560 --> 00:44:10,960
Okay.

575
00:44:13,660 --> 00:44:15,780
So, if you're free, you know.

576
00:44:18,780 --> 00:44:19,180
Okay.

577
00:44:19,800 --> 00:44:20,100
What's that?

578
00:44:21,380 --> 00:44:25,360
Would you like to speak to that if we wanted to add a condition for the sound as well,

579
00:44:25,400 --> 00:44:25,600
or?

580
00:44:29,480 --> 00:44:31,900
A little difficult to arch it.

581
00:44:31,900 --> 00:44:35,120
This would meet our ordinance requirements for screening.

582
00:44:35,720 --> 00:44:39,180
We don't require sound studies for rooftop mechanical screening.

583
00:44:39,360 --> 00:44:43,900
I think this is a 300, it's 300 feet away from a property line.

584
00:44:44,140 --> 00:44:46,860
So it's not something that drew our concern.

585
00:44:47,480 --> 00:44:50,680
And our ordinance does require them to be screened from view,

586
00:44:50,780 --> 00:44:52,700
and it sounds like the appnet is going to screening.

587
00:44:53,620 --> 00:44:56,580
I suppose we could take a look at some acoustical treatment

588
00:44:56,580 --> 00:44:59,960
of the panels when we review and discuss it further with the

589
00:45:01,940 --> 00:45:05,620
It's a little outside of the bounds of what we normally do for this type of application.

590
00:45:06,120 --> 00:45:22,240
Is there a sound limitation? Let's say it was making a big bracket. Could there be later on a sound study and if it was violating an ordinance of some kind, then they would have to do something about it?

591
00:45:22,400 --> 00:45:27,360
That is correct. The city utilizes St. Louis County's noise ordinance.

592
00:45:27,360 --> 00:45:35,420
So our ordinance says any type of sound transmission must not violate St. Louis County's noise

593
00:45:35,420 --> 00:45:40,580
ordinance requirements. So we actually defer to the county standards in our ordinance. So if there

594
00:45:40,580 --> 00:45:45,580
are any noise concerns, those would be reported to St. Louis County and St. Louis County actually

595
00:45:45,580 --> 00:45:50,680
administers that ordinance. It falls under the umbrella of the County Health Department.

596
00:45:51,180 --> 00:45:56,720
So noise issues is a countywide health concern. So yes, and there are standards and

597
00:45:56,720 --> 00:46:01,860
And they're basically, they're made at the property line and they're based upon the land

598
00:46:01,860 --> 00:46:02,160
uses.

599
00:46:02,980 --> 00:46:05,500
And it also involves duration of a noise.

600
00:46:05,900 --> 00:46:07,840
So there's a lot that goes into that.

601
00:46:08,140 --> 00:46:11,640
But if there are concerns about noise, I think we can work with the applicant to take a

602
00:46:11,640 --> 00:46:15,700
look at that and then see if there's any treatment that we may need within reason.

603
00:46:15,960 --> 00:46:21,060
But ultimately, I think to your point, there is that other avenue that the county

604
00:46:21,060 --> 00:46:23,860
health department can't get involved if there are noise complaints.

605
00:46:32,660 --> 00:46:35,020
Anyone else would like to come forward and speak?

606
00:46:39,020 --> 00:46:39,560
One question.

607
00:46:40,080 --> 00:46:40,480
Yes, sir.

608
00:46:41,480 --> 00:46:52,700
Did I hear, you were talking about the one resident who was speaking about issues, that there's

609
00:46:52,700 --> 00:46:56,320
some old-style lighting that reflects on your subdivision?

610
00:46:57,200 --> 00:46:58,340
Did I hear something like that?

611
00:46:58,720 --> 00:46:59,060
Sure.

612
00:46:59,800 --> 00:47:00,900
Could you come up?

613
00:47:02,240 --> 00:47:04,820
Thank you.

614
00:47:04,820 --> 00:47:14,160
There's at least one very bright floodlight mounted fairly high on the existing gymnasium wall that shines backwards to the south.

615
00:47:14,660 --> 00:47:23,200
If that's going to be eliminated and replaced with the downward-facing lights that are lower on the building, that's great.

616
00:47:23,500 --> 00:47:26,080
I mean, that goes a long way towards reducing the light pollution.

617
00:47:26,660 --> 00:47:32,160
I think all buildings should try to reduce light pollution.

618
00:47:32,160 --> 00:47:33,400
There are standards.

619
00:47:34,160 --> 00:47:35,620
There's an organization called the Dark Sky.

620
00:47:36,100 --> 00:47:41,140
They certify lighting from different manufacturers as to whether they're friendly towards

621
00:47:42,000 --> 00:47:45,500
looked-at-fars or towards the actatory birds and other wildlife stuff.

622
00:47:46,180 --> 00:47:52,080
So I think my light pollution concerns will be mitigated.

623
00:47:53,780 --> 00:47:55,480
Yeah, they're shaking their heads, yes.

624
00:47:55,840 --> 00:47:56,020
Yes.

625
00:47:56,020 --> 00:48:05,520
That's just the creation of a new reflecting sound surface and taking the existing giant

626
00:48:05,520 --> 00:48:10,200
frick facade of the gymnasium and pushing it closer to my property.

627
00:48:11,700 --> 00:48:13,820
I don't know if there's an easy solution for that.

628
00:48:14,660 --> 00:48:18,260
Certainly a flat brick wall sound bounces off of it.

629
00:48:21,120 --> 00:48:22,700
Maybe not a lot you can do with that.

630
00:48:22,700 --> 00:48:26,300
I mean, there are treatments that can be applied to the exterior of buildings that probably

631
00:48:26,300 --> 00:48:31,180
adds cost, probably the easiest thing to be for the shrouding of the heating and cooling

632
00:48:31,180 --> 00:48:37,700
equipment to choose something that's not just a vinyl visual shield, but something

633
00:48:37,700 --> 00:48:40,580
that has heft to it to block the sound transmission.

634
00:48:41,400 --> 00:48:47,260
So I think that's certainly within the realm of possibility and not excessively

635
00:48:47,260 --> 00:48:47,580
expensive.

636
00:48:48,140 --> 00:48:49,240
Thank you.

637
00:48:49,240 --> 00:48:49,900
Thank you.

638
00:48:56,740 --> 00:49:02,220
I move to recommend approval to amend the existing site concept plan for the Whitfield

639
00:49:02,220 --> 00:49:08,720
School and approve the site development plan for the two new additions to the building as

640
00:49:08,720 --> 00:49:15,520
bound together with application number 25-037 presented to the Planning and Zoning Commission

641
00:49:15,520 --> 00:49:19,840
subject to the conditions outlined in the staff report for the meeting of December

642
00:49:19,840 --> 00:49:21,200
15, 2025.

643
00:49:23,500 --> 00:49:24,120
Second.

644
00:49:24,620 --> 00:49:24,980
Thank you.

645
00:49:25,460 --> 00:49:26,420
Mr. Bielter.

646
00:49:26,820 --> 00:49:27,240
Aye.

647
00:49:27,720 --> 00:49:28,280
Ms. O'Brien.

648
00:49:28,920 --> 00:49:29,160
Aye.

649
00:49:29,300 --> 00:49:30,080
Mr. Potashnik.

650
00:49:30,180 --> 00:49:30,320
Aye.

651
00:49:30,500 --> 00:49:31,060
Ms. Richter.

652
00:49:31,360 --> 00:49:31,560
Aye.

653
00:49:31,740 --> 00:49:32,500
Mr. Tomlinson.

654
00:49:33,000 --> 00:49:33,180
Aye.

655
00:49:33,300 --> 00:49:33,840
Mr. Wang.

656
00:49:34,000 --> 00:49:34,160
Aye.

657
00:49:34,320 --> 00:49:34,960
And I vote aye.

658
00:49:38,980 --> 00:49:39,440
Thank you.

659
00:49:42,880 --> 00:49:48,780
Next on the agenda is public hearing 25028 and 25039.

660
00:49:49,800 --> 00:49:56,260
Applications for a site development plan and preliminary plan on lot 16 for a 67-unit

661
00:49:56,260 --> 00:50:01,700
townhome development, along with an amendment to the Olia village plan makes use zoning district

662
00:50:01,700 --> 00:50:07,540
site concept plan and development regulations for the property at 10300 all of Boulevard.

663
00:50:08,160 --> 00:50:11,480
If anyone speaking, could please come forward to be sworn in.

664
00:50:20,960 --> 00:50:21,600
Good

665
00:50:27,080 --> 00:50:31,200
evening. My name is Rob Hayes. I'm a planning and entitlements manager for

666
00:50:32,480 --> 00:50:38,280
My address is 3940 Olympic Boulevard Suite 400, Erlinger, Kentucky, 41018.

667
00:50:38,760 --> 00:50:43,420
Thank you for your consideration and your time this evening.

668
00:50:46,160 --> 00:50:47,500
As I said, I'm Rob Hayes.

669
00:50:47,560 --> 00:50:49,760
I'm the planning and entitlements manager for Grand Communities.

670
00:50:49,960 --> 00:50:52,480
We are the land development company for Fisher Homes.

671
00:50:53,860 --> 00:50:56,400
This evening, we'll walk through a little bit about Fisher Homes,

672
00:50:57,040 --> 00:51:01,740
then talk about our proposal for Lot 16 of the Olia Village development,

673
00:51:01,740 --> 00:51:07,340
And then we're available also for questions, any questions that you might have this evening.

674
00:51:07,680 --> 00:51:12,520
I am joined this evening by our consulting engineer, Ms. Kate Stockito of Stock and Associates.

675
00:51:14,160 --> 00:51:19,000
So a little bit about Fisher Homes. Fisher Homes is a privately owned home builder.

676
00:51:19,240 --> 00:51:24,680
We are based in suburban Cincinnati. We were founded in 1980 by Henry and Elaine Fisher.

677
00:51:25,260 --> 00:51:31,680
We are one of the, we are in the top 35 largest home builders in the country.

678
00:51:31,840 --> 00:51:34,000
We are primarily a regional home builder.

679
00:51:34,400 --> 00:51:37,460
We are in nine different markets in seven states.

680
00:51:37,820 --> 00:51:40,420
We're very proud of our high customer satisfaction ratings.

681
00:51:43,170 --> 00:51:46,050
Additionally, Fisher Homes prides itself on giving back to the community.

682
00:51:46,290 --> 00:51:48,150
We're a big supporter of the St. Jude program.

683
00:51:48,150 --> 00:52:00,770
Also, we donate or we make in-kind donations to museums, ballparks, and other public areas within communities, within each of our divisions.

684
00:52:02,430 --> 00:52:05,810
So we did expand into the St. Louis market in 2021.

685
00:52:06,510 --> 00:52:10,070
We are currently building in a number of communities in the St. Louis area.

686
00:52:10,070 --> 00:52:15,050
Grand Communities is developing the Gateway Heights project in Richmond Heights,

687
00:52:15,590 --> 00:52:18,350
which has the product that we'll be talking about tonight, or pardon me,

688
00:52:18,430 --> 00:52:20,650
the predecessors to the products we'll be talking about tonight.

689
00:52:21,270 --> 00:52:24,830
And then also, Deer Hollow is currently, development is finishing up

690
00:52:24,830 --> 00:52:27,650
and vertical construction is starting to begin in town and country

691
00:52:27,650 --> 00:52:28,890
directly adjacent to Creek Corps.

692
00:52:31,960 --> 00:52:36,400
So, again, we're talking about the Olia Village property, Lot 16.

693
00:52:39,950 --> 00:52:43,550
On Lot 16, there are several notable site constraints

694
00:52:43,550 --> 00:52:46,190
that influence the design of this project.

695
00:52:46,770 --> 00:52:50,170
Specifically, the site has a significant amount of topography.

696
00:52:50,570 --> 00:52:55,730
It's 70 feet from the eastern part of the site at the former Bayer Drive,

697
00:52:55,810 --> 00:52:58,350
now Olio Drive ramps off of Lindberg Boulevard,

698
00:52:58,590 --> 00:53:01,330
down to the stream that runs through the site.

699
00:53:01,410 --> 00:53:02,430
There's also a stream buffer.

700
00:53:02,970 --> 00:53:07,130
And then on that eastern side there is the public primuse easement as well.

701
00:53:10,490 --> 00:53:12,330
This is a rendering of our proposed plan.

702
00:53:12,330 --> 00:53:16,250
There are two products that are offered that are being proposed for this site.

703
00:53:16,650 --> 00:53:22,470
At the northwest side of the rendering that you see, we have our rear entry products.

704
00:53:22,570 --> 00:53:25,710
So those products are facing and fronting on all of Cove.

705
00:53:26,370 --> 00:53:30,850
And then on the street that runs north, south, on the eastern side of the property,

706
00:53:31,490 --> 00:53:33,670
we have our front-loading product.

707
00:53:33,930 --> 00:53:35,850
So each of these products has a two car garage.

708
00:53:36,090 --> 00:53:39,930
In the products on the north, they present on all of Cove.

709
00:53:40,510 --> 00:53:44,730
without any vehicular access, whereas the products on the east side of the property

710
00:53:44,730 --> 00:53:50,110
present internally with both pedestrian and vehicular access shared internally.

711
00:53:50,690 --> 00:53:55,630
Additionally, the homes on the east side of the property are a reverse walkout condition.

712
00:53:56,150 --> 00:53:59,510
So all of these products are three stories, but the homes on the east side,

713
00:53:59,770 --> 00:54:04,510
on the eastern facade of those homes, two stories would be above grade,

714
00:54:04,550 --> 00:54:07,550
and the garage and lower level would transition.

715
00:54:07,550 --> 00:54:12,410
So one level of grade would transition between the front door and the backyard.

716
00:54:13,490 --> 00:54:21,510
Additionally, the site doesn't necessitate a retaining wall in the rear of several of the buildings between the ramps.

717
00:54:21,590 --> 00:54:25,590
And let me see if I can point this one

718
00:54:27,800 --> 00:54:28,100
up here.

719
00:54:29,360 --> 00:54:31,880
Your experience of retaining a wall on the max.

720
00:54:35,120 --> 00:54:43,940
So again, a mix of our Logan and Meridian products, 45 of the Logan products, which is that front entry, and 22 of the Meridian, which are the rear entry.

721
00:54:45,360 --> 00:54:46,420
The rear garage entry.

722
00:54:47,080 --> 00:54:48,200
This is our landscaping plan.

723
00:54:49,360 --> 00:54:52,440
We do have a significant amount of landscaping on the property.

724
00:54:52,660 --> 00:54:54,080
We have 334 trees.

725
00:54:54,080 --> 00:55:05,340
So a significant amount of landscaping, we really do pride ourselves on landscaping, helping to create a timeless community from the time that we install it as the community ages.

726
00:55:08,710 --> 00:55:13,150
Pedestrian connections, as you can see here, this is the pedestrian connection diagram through the site.

727
00:55:14,170 --> 00:55:23,150
As proposed, there is a sidewalk on the western side of the north-south street through the community, not on the eastern side.

728
00:55:23,150 --> 00:55:27,470
That was a conscious design decision that was made because of that topography,

729
00:55:27,550 --> 00:55:30,550
because of the topographic challenges that I talked about earlier.

730
00:55:31,250 --> 00:55:37,350
In order to accommodate a parked car in the driveway for guest parking that does not encroach upon the sidewalk,

731
00:55:38,650 --> 00:55:44,710
the sidewalk, the driveways have to be wide enough to have that 20 feet of car space than the sidewalk.

732
00:55:45,650 --> 00:55:53,110
because of the constraints between the creek and the public prim use easement on the east side of the property,

733
00:55:53,850 --> 00:55:59,830
it's very tight and that retaining wall, our goal is to keep that retaining wall on the east side of the property as low as possible.

734
00:56:00,590 --> 00:56:05,030
If we were to add a sidewalk on the east side of the property, that would cause that retaining wall.

735
00:56:05,190 --> 00:56:06,990
We would have to make that retaining wall taller.

736
00:56:07,550 --> 00:56:13,210
And so that was why that choice was made, why that is proposed as shown here.

737
00:56:14,450 --> 00:56:15,410
Excuse me.

738
00:56:15,710 --> 00:56:15,930
Yes, sir.

739
00:56:16,370 --> 00:56:17,150
That's a change.

740
00:56:18,990 --> 00:56:21,030
No, ma'am.

741
00:56:22,550 --> 00:56:23,890
Not from our proposal, no.

742
00:56:25,970 --> 00:56:28,610
So these are the products that have been proposed.

743
00:56:29,430 --> 00:56:32,090
These are the renderings of the products and their colors.

744
00:56:33,190 --> 00:56:37,010
And they would start at the 850s and go up from there.

745
00:56:38,010 --> 00:56:42,190
You see bedrooms and bathroom combinations can vary just based

746
00:56:42,190 --> 00:56:46,110
based on what selections a customer makes in customizing each of their individual units.

747
00:56:47,310 --> 00:56:52,450
These properties would be maintained, all exteriors would be maintained by the HOA, therefore

748
00:56:52,450 --> 00:56:55,930
landscaping on the exterior, yards in the exterior as well as the building envelope

749
00:56:55,930 --> 00:56:57,370
would be maintained by the HOA.

750
00:56:58,690 --> 00:57:04,550
Typically those would therefore attract young professionals as well as people who are

751
00:57:04,550 --> 00:57:08,070
downsizing and choosing to have a maintenance-free lifestyle.

752
00:57:09,630 --> 00:57:13,190
Again, the Meridian is at the top, and then the Logan on the bottom.

753
00:57:14,510 --> 00:57:19,130
And these are just some examples of what our interiors would like, just modern interiors as well.

754
00:57:23,860 --> 00:57:30,300
With that, I'm available for any questions that you might have as well as hate questions of either of us.

755
00:57:30,840 --> 00:57:35,140
So thank you so much, and thank you for your time. Yes, ma'am.

756
00:57:35,140 --> 00:57:41,740
I had a question. It had to do with the brick. There's something about a radius thing. I really didn't understand what that meant.

757
00:57:42,980 --> 00:57:45,140
And I apologize for not mentioning that.

758
00:57:50,320 --> 00:58:01,700
This area here, because of the mention between the site of the property and the central lines to be located here,

759
00:58:04,940 --> 00:58:10,340
In order to make this connect, we have to have the horizontal radius.

760
00:58:12,400 --> 00:58:14,140
Go ahead, Kate, if you'd like to speak a little bit more.

761
00:58:16,020 --> 00:58:18,560
Good evening. I'm Kate Stockjito with Stock & Associates.

762
00:58:18,720 --> 00:58:22,080
Our address is 257 Cheshirefield Business Parkway in Cheshirefield, Missouri.

763
00:58:22,880 --> 00:58:27,560
So what Rob is indicating, the site-specific ordinance for Olia,

764
00:58:28,100 --> 00:58:32,120
private streets require a horizontal minimum radius of 150.

765
00:58:32,120 --> 00:58:41,960
We are unable to achieve that 150 radius due to the alignment of the existing loop road,

766
00:58:42,300 --> 00:58:44,860
so only a drive, former bear drive that heads south.

767
00:58:45,200 --> 00:58:47,960
We are not able to get 150 foot radius in there.

768
00:58:48,260 --> 00:58:54,040
We are required by both city and fire to have two accesses into the site.

769
00:58:54,040 --> 00:59:08,700
In order to do that we are seeking relief to the city's code as well as the ordinance to go to an 80 instead of 150 foot horizontal radius where Rob had indicated.

770
00:59:09,060 --> 00:59:12,280
So does that just mean that the traffic will be slower going?

771
00:59:12,920 --> 00:59:23,740
Our intention with, it would be slowed down because we have incorporated a landscape island to divide north and southbound traffic.

772
00:59:24,140 --> 00:59:28,580
That was our intention, was to slow it down as you are making a little bit more of a sharp turn.

773
00:59:32,090 --> 00:59:40,450
And that all of the pedestrian walkability that was in our original plan is still maintained.

774
00:59:40,450 --> 00:59:46,490
So it's our understanding with Lot 16. It was left a little bit as a question mark.

775
00:59:46,810 --> 00:59:52,130
It wasn't quite determined who would be the end user for Lot 16.

776
00:59:52,790 --> 00:59:59,970
And part of us coming in with this particular plan, we needed to mend both the street and the pedestrian connection.

777
01:00:00,000 --> 01:00:05,280
Activity. So it wasn't defined in the overall concept plan what the pedestrian

778
01:00:05,280 --> 01:00:09,640
connectivity of lot 16 would look like relative to the overall oleothilage

779
01:00:09,640 --> 01:00:13,800
development. So what does it look like then?

780
01:00:26,880 --> 01:00:30,120
So highlighted in red would be our

781
01:00:30,120 --> 01:00:35,140
sidewalk connections. There would be private sidewalk connections to each of

782
01:00:35,140 --> 01:00:40,860
those units. But what is depicted in red is what would be the overall pedestrian

783
01:00:40,860 --> 01:00:43,180
and pay pass throughout the developments.

784
01:00:43,780 --> 01:00:51,020
If we look on the far left-hand side, over on the meridian side, there's a red sidewalk

785
01:00:51,020 --> 01:00:57,040
that would pick up that four-unit cluster, work its way northeast and then follow Olive

786
01:00:57,040 --> 01:00:59,980
Cove as you continue to work your way northeast.

787
01:01:00,360 --> 01:01:02,180
It would then turn south into the site.

788
01:01:02,460 --> 01:01:09,440
There would be a crosswalk to then get you to the south side of the western internal

789
01:01:09,440 --> 01:01:15,840
And that red sidewalk would follow behind four parallel parking stalls.

790
01:01:16,220 --> 01:01:23,620
As you work your way south and east towards the Logan product, there would be a mail kiosk there.

791
01:01:23,800 --> 01:01:27,240
So there's additional parallel parking spaces for that.

792
01:01:27,680 --> 01:01:32,000
The sidewalk would continue south to pick up the remaining Logan products.

793
01:01:32,480 --> 01:01:38,920
As you get to the southernmost point, we would have another crosswalk that takes you through that landscape island,

794
01:01:38,920 --> 01:01:46,160
And continuing east, you would then tie into the overall Olio village sidewalk on that

795
01:01:46,160 --> 01:01:46,520
side.

796
01:01:46,900 --> 01:01:53,940
There's also a crosswalk that would be proposed at our proposed northern access into the site

797
01:01:53,940 --> 01:02:01,400
at Olive Cove, which would then put you on the eight-foot wide multi-use trail as

798
01:02:01,400 --> 01:02:07,120
defined by the overall pedestrian plan of the Olio village development.

799
01:02:08,720 --> 01:02:16,560
And so those walkable red lines, are all of that, is that all private or let's just say

800
01:02:16,560 --> 01:02:19,900
a person's walking the dog, but they walk their dog on there?

801
01:02:20,300 --> 01:02:25,820
It is intended to be private. Rob, do you want to speak too?

802
01:02:25,820 --> 01:02:32,890
Privates as private for the residents of the family.

803
01:02:33,390 --> 01:02:37,130
So that would be gated and would not be not gated.

804
01:02:39,130 --> 01:02:44,430
So the sidewalk that's along Olive Cove that is public that would be in an easement.

805
01:02:44,590 --> 01:02:50,290
There's an existing easement there today but internal to lot 16 that is private intended to be private.

806
01:02:50,290 --> 01:02:53,350
Can you just use your subrediction?

807
01:02:59,280 --> 01:02:59,900
We got it.

808
01:02:59,900 --> 01:03:00,200
Okay.

809
01:03:00,600 --> 01:03:03,020
So this one wrong here is public,

810
01:03:05,270 --> 01:03:07,770
private, private.

811
01:03:12,290 --> 01:03:15,590
And then it would tie in to the public sidewalk.

812
01:03:16,210 --> 01:03:20,490
Here, there's also a trailhead in this location that could take

813
01:03:20,490 --> 01:03:24,490
residence to other areas within the Olio development.

814
01:03:25,730 --> 01:03:29,090
So is there a sidewalk then that goes up?

815
01:03:30,450 --> 01:03:31,050
Yes.

816
01:03:31,210 --> 01:03:31,630
Yeah, there.

817
01:03:32,010 --> 01:03:32,370
Yes.

818
01:03:32,590 --> 01:03:33,830
So it's tying into that.

819
01:03:34,090 --> 01:03:41,190
So with the six-foot sidewalk, that transitions to an eight at this intersection here.

820
01:03:41,510 --> 01:03:44,450
And then it is an eight all the way up to here.

821
01:03:45,530 --> 01:03:47,030
And then there's a crosswalk.

822
01:03:47,610 --> 01:03:54,750
And then the eight-foot wide multi-use sidewalk then comes and wraps back around.

823
01:03:55,090 --> 01:03:55,350
Okay.

824
01:03:55,830 --> 01:03:56,150
Thank you.

825
01:04:01,280 --> 01:04:02,220
Other questions?

826
01:04:03,740 --> 01:04:04,180
Okay.

827
01:04:04,920 --> 01:04:06,020
Recap the price points.

828
01:04:07,660 --> 01:04:09,940
They would be starting in the eight fifties.

829
01:04:10,340 --> 01:04:11,220
Yes, sir.

830
01:04:11,520 --> 01:04:19,640
And how much of an exercise would it be to put sidewalks on both sides of the street?

831
01:04:20,880 --> 01:04:28,040
So the reason that we did not include that was to minimize the height of the retaining

832
01:04:28,040 --> 01:04:29,280
walls and the east side of the property.

833
01:04:29,280 --> 01:04:31,940
And how much does that change the height of the team?

834
01:04:32,980 --> 01:04:37,860
So where it becomes a problem, we would need to make sure that we were able to construct

835
01:04:37,860 --> 01:04:43,520
six-foot walk and then park, be able to park a vehicle and not overhang that sidewalk.

836
01:04:44,020 --> 01:04:46,780
So we would be moving everything to the east.

837
01:04:47,660 --> 01:04:48,940
Grading would be updated.

838
01:04:49,880 --> 01:04:56,000
We would also need to make sure we're maintaining drainage whales to meet MSC requirements

839
01:04:56,000 --> 01:04:59,080
for 100-year overland flow path and thus the walls will get taller.

840
01:04:59,740 --> 01:05:04,300
We are limited with where we can place the walls because there's an existing 15-foot-wide

841
01:05:05,120 --> 01:05:11,720
public premium season that is a permanent roadway improvement, sidewalk utility type

842
01:05:11,720 --> 01:05:15,140
easement lasts forever dedicated to the city.

843
01:05:15,720 --> 01:05:20,600
As we increase the height of the wall, the length of the tie-backs, the structural

844
01:05:20,600 --> 01:05:24,100
support would then start to encroach into the city's easement.

845
01:05:24,100 --> 01:05:29,160
So we are limited with where we can place this wall, maintain a drainage easement,

846
01:05:29,600 --> 01:05:31,420
not encroach into the city's easement.

847
01:05:32,800 --> 01:05:34,280
I'd like to repeat what you said.

848
01:05:34,820 --> 01:05:35,060
Pardon?

849
01:05:36,680 --> 01:05:38,360
I didn't get that, of course.

850
01:05:38,600 --> 01:05:39,120
Oh, I'm okay.

851
01:05:40,760 --> 01:05:42,960
So how much would you have to raise the wall?

852
01:05:44,540 --> 01:05:45,680
I don't want to just spit out anything.

853
01:05:46,680 --> 01:05:46,920
Pardon?

854
01:05:47,260 --> 01:05:48,080
Give it to me in fees.

855
01:05:48,160 --> 01:05:50,740
So right now the wall is 10 foot tall, max.

856
01:05:50,740 --> 01:05:56,000
And as Rob mentioned, this product is their reverse walkout on the east side.

857
01:05:56,760 --> 01:06:00,320
So where it is adjacent to the wall, that's floor two.

858
01:06:00,680 --> 01:06:02,860
On the street side, it's floor one.

859
01:06:03,600 --> 01:06:12,460
So you're already two stories above the two stories, that's correct, on the far east side.

860
01:06:12,460 --> 01:06:24,280
And the taller you make the wall, the more difficult it becomes to sell those units because your view then becomes a very, very tall retaining wall.

861
01:06:24,620 --> 01:06:29,860
I don't want to spit out a number as to how much taller the wall is going to be, but right now it's 10 feet tall.

862
01:06:30,380 --> 01:06:39,880
All right, but I'd like to just add two or three feet to the height of the wall.

863
01:06:41,060 --> 01:06:43,780
Two to three weeks. 20 to 30 percent.

864
01:06:44,800 --> 01:06:45,100
Correct.

865
01:06:47,980 --> 01:06:54,460
And why wouldn't we want there to be a sidewalk on both sides of the street?

866
01:06:55,380 --> 01:06:58,020
I'm sort of asking that as a question.

867
01:06:58,800 --> 01:07:03,060
Well, I guess I'm trying to note it because there is a sidewalk there.

868
01:07:03,320 --> 01:07:06,240
It's just the only a village sidewalk, correct?

869
01:07:08,660 --> 01:07:10,020
Like in front of the other units.

870
01:07:11,360 --> 01:07:14,000
So, this would be the, does that work here?

871
01:07:14,220 --> 01:07:14,440
Yes.

872
01:07:14,660 --> 01:07:15,820
There is a sidewalk here, yes.

873
01:07:16,120 --> 01:07:18,240
These are the, this would be the rear of these units.

874
01:07:18,680 --> 01:07:20,060
And these units would sit.

875
01:07:20,840 --> 01:07:21,820
But we didn't have that sidewalk.

876
01:07:24,440 --> 01:07:26,560
So there's just the red sidewalk.

877
01:07:26,660 --> 01:07:27,480
So you can see it.

878
01:07:27,640 --> 01:07:30,280
It's on the left side from here.

879
01:07:31,000 --> 01:07:34,880
And then, but then there's an inside walk on the other side.

880
01:07:34,940 --> 01:07:37,980
But there is the oleodilic sidewalk on the other side of their home.

881
01:07:38,600 --> 01:07:40,400
The sidewalk here is not a sidewalk.

882
01:07:43,600 --> 01:07:47,540
And what to do if we – I asked them to go online.

883
01:07:48,020 --> 01:07:51,560
How many feet of sidewalk would you have if you could have both sides of the screen?

884
01:07:56,380 --> 01:07:57,020
Just guess.

885
01:07:57,980 --> 01:07:58,520
Just guess.

886
01:08:01,000 --> 01:08:01,520
How

887
01:08:04,500 --> 01:08:05,440
wide are the lots?

888
01:08:07,400 --> 01:08:08,640
Those are 24.

889
01:08:08,860 --> 01:08:10,420
The ends are 34.

890
01:08:10,620 --> 01:08:18,460
So you're probably 300 feet at that southern point where the road starts to then bend

891
01:08:18,460 --> 01:08:21,980
and the alignment of the homes kind of kink.

892
01:08:30,260 --> 01:08:31,840
Well, I'd like some help here.

893
01:08:32,180 --> 01:08:35,000
Yeah, I think we need another picture maybe of it.

894
01:08:35,980 --> 01:08:37,820
Maybe, Jay, you could edit for a while,

895
01:08:37,980 --> 01:08:41,520
but why wouldn't we want to have sidewalks on both sides of the street?

896
01:08:42,420 --> 01:08:45,460
I can cover that during my remarks whenever you're ready for that.

897
01:08:45,940 --> 01:08:47,020
I have some comments.

898
01:08:50,940 --> 01:08:51,800
Other questions?

899
01:08:53,600 --> 01:08:54,080
Okay.

900
01:08:54,240 --> 01:08:54,580
Thank you.

901
01:08:54,800 --> 01:08:56,420
Thank you.

902
01:09:13,680 --> 01:09:14,360
Good evening.

903
01:09:14,620 --> 01:09:17,300
Jason Jagge, director of community development with the CFP4.

904
01:09:17,700 --> 01:09:20,280
Let's give Bethany a second to load up that presentation.

905
01:09:28,120 --> 01:09:28,440
Thank you.

906
01:09:29,140 --> 01:09:29,380
Okay.

907
01:09:29,500 --> 01:09:35,620
So as discussed, this application is for the development of lot 16 and it involves

908
01:09:35,620 --> 01:09:37,380
a few technical requests.

909
01:09:37,860 --> 01:09:40,500
But so the first thing is a site development plan.

910
01:09:40,660 --> 01:09:44,240
That's the instrument that approves the site layout, number of units, landscaping,

911
01:09:44,780 --> 01:09:49,320
architectural appearance of the buildings, pedestrian access, all of that.

912
01:09:49,720 --> 01:09:54,380
Then we also have the preliminary plot, which takes Lot 16, which has already been created

913
01:09:54,380 --> 01:09:59,440
within the Olio Village original Southern Platt, and it divides it into the 67

914
01:09:59,440 --> 01:10:04,320
individually owned lots for the townhomes as well as establishes common ground

915
01:10:04,320 --> 01:10:06,280
and the streets that are proposed to be private.

916
01:10:06,900 --> 01:10:10,380
And then we have the amendments to the site concept plan and the development

917
01:10:10,380 --> 01:10:14,600
standards as they apply to all of the Olio Village Plan District.

918
01:10:14,880 --> 01:10:20,480
So I want to make clear this is the mix involved with the request tonight.

919
01:10:21,800 --> 01:10:27,300
So that is, again, Site Development Plan 67, attached single-family townhouses on Lot 16.

920
01:10:27,600 --> 01:10:30,920
These would be four sale units on individually-owned lots.

921
01:10:32,320 --> 01:10:37,700
Primary plan for the residential component, like I said, the amendments to the overall site concept plan for Olio,

922
01:10:37,700 --> 01:10:42,220
as well as the development center's amendments for that roadway geometry that was mentioned there.

923
01:10:42,960 --> 01:10:49,460
So this, just taking you back in time, two years is when this plan was approved for Olia Village.

924
01:10:50,700 --> 01:10:56,560
And a few months ago, we were looking at Lot 1, which was a grocery store and retail building.

925
01:10:56,740 --> 01:11:00,980
That was approved by P&Z and City Council, and now we're looking at Lot 16.

926
01:11:01,220 --> 01:11:05,500
So this is the site within the Olia Village development.

927
01:11:05,500 --> 01:11:10,420
And it was talked about earlier that this area was sort of set aside and I would agree with that.

928
01:11:10,540 --> 01:11:14,640
You can see here this nothing was depicted in terms of the street layout.

929
01:11:14,840 --> 01:11:18,760
This is a concept but a very rough illustrative concept.

930
01:11:19,180 --> 01:11:24,580
This was not an engineered concept and it actually allowed up to 130 townhomes.

931
01:11:24,820 --> 01:11:27,780
But when the engineering has been done for this application,

932
01:11:27,780 --> 01:11:33,720
you really can't fit that many on here to account for stormwater and all the other challenges that I think you've heard tonight.

933
01:11:33,720 --> 01:11:40,400
So the proposal is to actually reduce that quite a bit lower than what was authorized by the Olia Village Ordnance.

934
01:11:41,600 --> 01:11:43,540
So this is what we're asking for.

935
01:11:43,680 --> 01:11:44,980
This is the approved council plan.

936
01:11:45,400 --> 01:11:50,340
This would be updated to implement all of the approved changes for the goal.

937
01:11:51,580 --> 01:11:54,040
So again, that's the ordinance number.

938
01:11:54,160 --> 01:11:55,980
That was November of 2023.

939
01:11:55,980 --> 01:12:02,100
Lot 16 was identified as that subcategory D, which does call for residential development,

940
01:12:02,580 --> 01:12:06,540
which can authorize up to 130 single-family units or attached towns.

941
01:12:07,200 --> 01:12:10,480
So this project is being referred to as the Vale at Olio Village.

942
01:12:11,080 --> 01:12:19,580
Lot 16, you can see it's 11.16 acres in size, out of the total almost 96 acres within

943
01:12:19,580 --> 01:12:23,020
Olio Village Development, 67 owner-occupied units.

944
01:12:23,020 --> 01:12:27,400
They will have been clusters of two to six attached townhomes throughout the site here.

945
01:12:28,280 --> 01:12:32,160
13 buildings, three stories in height, and like I said, they're attached units.

946
01:12:32,740 --> 01:12:37,820
There are two different model types or formats, if you will, being proposed.

947
01:12:38,300 --> 01:12:41,840
The Logan as well as the Meridian is what they're being referred to as.

948
01:12:42,360 --> 01:12:48,160
They do have two-car garages as well as spaces for parking on the individual driveways.

949
01:12:48,900 --> 01:12:54,440
We did look at that to make sure that when cars are parked on the driveways that they're

950
01:12:54,440 --> 01:13:01,800
not going to extend onto sidewalks or as discussed, if it remains without the sidewalk on the

951
01:13:01,800 --> 01:13:07,180
eastern end of these townhomes, that the vehicles would not back out onto the street.

952
01:13:07,400 --> 01:13:11,360
So they have provided dimensions which do show cars can park there without obstructing.

953
01:13:12,120 --> 01:13:15,960
And then they also have 15 guest spaces, as was talked about earlier.

954
01:13:15,960 --> 01:13:20,120
They're scattered about in these areas by the mail kiosk and then over in this area.

955
01:13:20,580 --> 01:13:24,400
So even in addition to that, there's some additional guest parking that has been built.

956
01:13:26,850 --> 01:13:32,470
Site coverage you can see here for lot 16 is 27.6%.

957
01:13:32,470 --> 01:13:37,670
And I don't know if I mentioned it, but there's a lot of common ground as well as

958
01:13:37,670 --> 01:13:38,810
you can see here.

959
01:13:39,090 --> 01:13:44,550
This is an undisturbed area that's part of our stream bank buffer requirement so

960
01:13:44,550 --> 01:13:45,910
you can't develop in this area.

961
01:13:45,910 --> 01:13:53,430
They're staying out of it, but in turn that obviously restricts the site quite a bit in order to not utilize this portion.

962
01:13:55,450 --> 01:14:01,470
The pedestrian plan, a lot of discussion I heard about the pedestrian plan tonight and just a few comments that I might have on that.

963
01:14:01,610 --> 01:14:06,290
I think Kate with the project engineer explained it very well.

964
01:14:06,790 --> 01:14:11,030
We talked extensively about the sidewalk plan and in terms of the staff review.

965
01:14:11,030 --> 01:14:15,250
I think we've got a plan here that ties in very well with the planned sidewalk

966
01:14:15,250 --> 01:14:21,130
network for Olio Village. We are having a sidewalk here that will connect all of

967
01:14:21,130 --> 01:14:24,650
the units that are frontward facing toward the road. You can see the walkways

968
01:14:24,650 --> 01:14:28,830
will come out and you can go directly to a sidewalk and walk along the

969
01:14:28,830 --> 01:14:31,650
frontage and then that will tie into the rest of the development so very

970
01:14:31,650 --> 01:14:36,170
walkable in that regard. They also have sidewalks that enter into the

971
01:14:36,170 --> 01:14:39,690
development and serve the guest faces. And then as we talked about earlier

972
01:14:39,690 --> 01:14:44,970
on the western end here on the on one side of the street. Staff also ask for

973
01:14:44,970 --> 01:14:49,370
reasons why the sidewalk cannot be placed on the eastern bank of the

974
01:14:49,370 --> 01:14:52,950
buildings. And I think the response you heard tonight is the same reasons that

975
01:14:52,950 --> 01:14:57,290
we were given that would that it would impact the height of the wall. There's

976
01:14:57,290 --> 01:14:59,690
some site constraints here and so forth.

977
01:15:00,420 --> 01:15:10,820
But I would say that I think, based on what I've heard tonight, I think the commission should consider that a little bit further in terms of whether it is feasible or it's not like there would be some trade-offs.

978
01:15:10,920 --> 01:15:18,460
There are some concerns with that, but you can certainly consider that in your motion tonight if you're ready to move forward with it, that that be explored a little bit further.

979
01:15:18,880 --> 01:15:25,920
So there's cars that can drive in there too, or can you go through the way of finding from a car perspective versus a sidewalk?

980
01:15:25,920 --> 01:15:31,300
Yeah. So there are two entrances here. This is the northern entrance. It's a little hard to see here.

981
01:15:33,140 --> 01:15:40,120
This shows it may be a little bit better. So this is the entrance here. So you're coming – this is the bare interchange with Lindberg here.

982
01:15:40,280 --> 01:15:44,680
The bare overpass is here. And so you would come in through here and you can enter in this way as well.

983
01:15:44,980 --> 01:15:49,920
And there's a cul-de-sac. And these are the units where you will pull into the units in the rear right here, okay?

984
01:15:49,920 --> 01:15:53,080
So the frontage faces on to Olea Cove, this road.

985
01:15:53,720 --> 01:15:56,640
And so it's different when you come over these sides.

986
01:15:56,820 --> 01:16:01,640
These now front toward the internal street and the backs of the units are on this side.

987
01:16:01,900 --> 01:16:04,560
So that's the difference in the model styles that you're seeing.

988
01:16:05,260 --> 01:16:07,260
And then the secondary access that we talked about.

989
01:16:07,340 --> 01:16:09,260
Again, we had lots of discussions on this as well.

990
01:16:09,340 --> 01:16:15,080
And the fire district and city ultimately really required two access points to this development.

991
01:16:15,080 --> 01:16:22,360
But can you talk about where the road is versus the sidewalk down the middle of the others there?

992
01:16:22,640 --> 01:16:25,580
Yeah. So the road is going to be sitting right here next to it. It's a little hard to see,

993
01:16:25,640 --> 01:16:29,460
but it just sits right next to it when it comes through here. And this is the island that was

994
01:16:29,460 --> 01:16:34,320
discussed earlier where you can come in here. It splits with this landscape median,

995
01:16:34,320 --> 01:16:37,820
and you can make this turn and come into development. When you're coming out of the

996
01:16:37,820 --> 01:16:40,100
development, you're going to make this turn and come back out.

997
01:16:44,680 --> 01:16:45,620
And so this is the main

998
01:16:45,620 --> 01:16:49,160
This is sort of a secondary entrance, although, you know, it's full access.

999
01:16:49,880 --> 01:16:54,620
And so you'll come in, you can come into the side here, then you can also go into here to access the garages,

1000
01:16:54,620 --> 01:16:56,680
and there's a court to turn around.

1001
01:16:57,240 --> 01:16:57,740
Come back up.

1002
01:16:57,780 --> 01:17:01,920
So where's the parking for the ones, say, on the right at the bottom?

1003
01:17:02,360 --> 01:17:02,760
Right here?

1004
01:17:03,040 --> 01:17:03,140
Yeah.

1005
01:17:03,540 --> 01:17:05,880
So these units face inward toward the street.

1006
01:17:06,820 --> 01:17:10,040
So both of these units, if you can pitch this, will face each other.

1007
01:17:10,380 --> 01:17:10,660
Okay.

1008
01:17:10,800 --> 01:17:11,060
Okay.

1009
01:17:11,120 --> 01:17:12,260
And the parking is in the front.

1010
01:17:12,260 --> 01:17:13,280
And the parking is in the front.

1011
01:17:13,280 --> 01:17:17,320
So you'll pull in, you'll have a driveway, you'll park, and then you'll be able to go into the unit from here.

1012
01:17:17,560 --> 01:17:23,100
And so the back of the units are facing this way on this side and this way here.

1013
01:17:23,520 --> 01:17:25,080
The opposite is true up here.

1014
01:17:25,500 --> 01:17:31,380
And this creates a nicer appearance, so the main road coming through here, you will have the frontage of the units facing this street.

1015
01:17:32,020 --> 01:17:34,260
And you'll be able to enter the units in the back.

1016
01:17:34,660 --> 01:17:36,220
Where are the guests parking?

1017
01:17:36,620 --> 01:17:40,460
So yeah, like we said earlier, there are spaces to park on the driveway.

1018
01:17:40,460 --> 01:17:44,060
Our code requires two spaces per unit, so they're meeting that.

1019
01:17:44,320 --> 01:17:46,840
We don't have any code requirements for guest parking.

1020
01:17:47,080 --> 01:17:48,580
However, they are accounting for that.

1021
01:17:48,840 --> 01:17:51,940
And you can see here, here's banks of on-street guest parking,

1022
01:17:52,220 --> 01:17:53,720
and there's some here as well.

1023
01:17:54,040 --> 01:17:56,340
And then a couple of spaces near the mail kiosk.

1024
01:17:57,700 --> 01:18:02,020
Jason, is that a public road that sort of wraps all the way around?

1025
01:18:02,160 --> 01:18:02,380
Yes.

1026
01:18:02,700 --> 01:18:05,760
Can you – let me jump there.

1027
01:18:05,760 --> 01:18:07,060
better to understand it.

1028
01:18:08,780 --> 01:18:10,760
This I think shows it here.

1029
01:18:10,920 --> 01:18:11,560
Here's a street plan.

1030
01:18:12,240 --> 01:18:13,460
So this is the public road.

1031
01:18:13,520 --> 01:18:14,660
This probably shows it a lot.

1032
01:18:15,620 --> 01:18:18,440
This is the public roadway system here in Hollywood.

1033
01:18:18,600 --> 01:18:23,680
So everything you see in gray is a public street to be dedicated to the city upon completion.

1034
01:18:24,380 --> 01:18:25,560
So this is the roadway network.

1035
01:18:25,980 --> 01:18:29,660
Everything that you see in orange is a private street.

1036
01:18:29,800 --> 01:18:31,540
So the city is not maintaining those streets.

1037
01:18:31,740 --> 01:18:32,120
They're private.

1038
01:18:32,120 --> 01:18:36,100
And that is the case here with these internal streets for this town hall.

1039
01:18:36,320 --> 01:18:41,380
Is there going to be a lot of light and through traffic going to the town halls on the Orange Street there?

1040
01:18:41,520 --> 01:18:51,580
No. We would not anticipate that. No. And that's why I think, you know, they will have some signage as well at these entry points to designate it as a residential area.

1041
01:18:51,980 --> 01:18:59,420
And so I think, you know, I would not anticipate that you're going to come through here and either if you're going to the Schnooks area or the Main Street, you're going to come through here.

1042
01:18:59,420 --> 01:19:05,900
You also have another access way through here to get you to the main street. So for pedestrians to be less traffic on the private

1043
01:19:05,900 --> 01:19:10,760
I would yes, that would be the expectation. Yes, it's a private residential street

1044
01:19:10,760 --> 01:19:14,300
They are not proposing it to be gated because I think they want it to be

1045
01:19:14,300 --> 01:19:19,700
You know open to the residents, but it but it would be privately maintained and they are private streets

1046
01:19:19,700 --> 01:19:22,680
and then why are the streets back to be dedicated?

1047
01:19:23,600 --> 01:19:24,000
because

1048
01:19:24,000 --> 01:19:38,420
Because a couple of things is our Pollock Works Department reviewed it and due to the configuration with the townhomes, with snow clearing, a little challenging with that, and just the maintenance of some of the lots in there.

1049
01:19:38,740 --> 01:19:41,760
And the street really just only serves this lot.

1050
01:19:41,900 --> 01:19:44,640
It doesn't serve any other portion of the development.

1051
01:19:45,140 --> 01:19:47,780
We talked about the roadway network.

1052
01:19:48,420 --> 01:19:52,920
You don't need these roads to be able to service the rest of the projects.

1053
01:19:52,920 --> 01:20:00,160
And so the builders read with that, and they're proposing it to be maintained by the HOA as private streets.

1054
01:20:01,120 --> 01:20:04,760
I said snow removal. I do want to check whether our public works for them.

1055
01:20:04,860 --> 01:20:11,060
We might actually file this because they are a residential owner occupant, so I can check on it.

1056
01:20:12,100 --> 01:20:16,900
But those were some of the reasons why it was decided and recommended that it be filed.

1057
01:20:16,900 --> 01:20:22,480
Street 4 would provide services in the streets there, but they're not going to be dedicated.

1058
01:20:23,080 --> 01:20:29,120
That's right. They would be privately maintained, and it would be up to the HOA to maintain those roads as a private street.

1059
01:20:29,560 --> 01:20:31,340
But they're not going to maintain it for Smilton.

1060
01:20:32,920 --> 01:20:43,700
I have to check on that, but I believe our policy with the city is that any street that is owner-occupied, as owner-occupied residential, the city does go ahead and plow those for safety reasons.

1061
01:20:44,960 --> 01:20:47,240
And if we damage the streets with responsibility.

1062
01:20:48,400 --> 01:20:53,040
It would probably be our insurance policy if it is a result of damage by the city.

1063
01:20:53,200 --> 01:20:59,080
And that is something I think that our Public Works Department deals with some time to time with mailbox damages and things like that.

1064
01:21:00,020 --> 01:21:01,780
Jason, what about fire trucks?

1065
01:21:02,120 --> 01:21:02,340
Yes.

1066
01:21:04,100 --> 01:21:07,060
So I'm jumping around here, but you're asking good questions.

1067
01:21:07,880 --> 01:21:12,000
So this is the amendment for the turnrages.

1068
01:21:12,780 --> 01:21:16,620
And so this is a discussion that we had with the applicant as well as the Fire District.

1069
01:21:17,360 --> 01:21:22,440
There were some early concerns about this was going to originally be a CODIS Act.

1070
01:21:23,180 --> 01:21:26,240
The Fire District had some concerns they would like access there.

1071
01:21:26,420 --> 01:21:29,120
It was considered as an emergency only access configuration.

1072
01:21:29,800 --> 01:21:33,540
I think working amongst all the parties, we prefer this to be full access.

1073
01:21:33,540 --> 01:21:39,900
But in order to do that, we had to vary the ordinance just for lot 16 to allow a little bit tighter of a radius.

1074
01:21:40,660 --> 01:21:44,620
But the fire district has reviewed the access plan, and they are comfortable with it.

1075
01:21:44,700 --> 01:21:48,800
We have an email that says they're comfortable with this line.

1076
01:21:51,780 --> 01:21:54,500
In fact, that says it like that.

1077
01:21:58,100 --> 01:22:02,400
So just continuing, unless there's any other questions on that, I'll move forward.

1078
01:22:05,760 --> 01:22:08,440
Okay, I think we covered the pedestrian plan well.

1079
01:22:08,880 --> 01:22:15,980
The preliminary plan, again, it lays out all of the pertinent information in terms of access to the property.

1080
01:22:16,300 --> 01:22:20,080
You can see here 6.6 acres of that is common ground or used for stormwater.

1081
01:22:21,380 --> 01:22:27,440
The covenants for the subdivision indentures, those have been submitted and reviewed by Mr. Lumley, our city attorney.

1082
01:22:27,440 --> 01:22:33,540
Those are acceptable in terms of the private indentures for the commoner association.

1083
01:22:34,680 --> 01:22:39,720
And then lot 16, the tree preservation plan you can see here that has also been reviewed.

1084
01:22:39,860 --> 01:22:45,620
And there are trees that will be removed, 55 viable trees, and then 72 will be remained.

1085
01:22:45,740 --> 01:22:49,500
And that results in a 43.3% tree removal calculation.

1086
01:22:50,620 --> 01:22:54,740
And then you can see here this is the landscape plan, heavily landscaped along the perimeter.

1087
01:22:54,740 --> 01:22:57,800
So you'll have street trees around the whole perimeter of the site.

1088
01:22:59,080 --> 01:23:04,520
And then these will be left undisturbed within the watercourse area, as well as on the perimeter

1089
01:23:04,520 --> 01:23:07,740
outside of the technical boundaries of lot 16.

1090
01:23:08,340 --> 01:23:12,960
All of the trees that are in this area, as you can imagine, those will have to be removed,

1091
01:23:13,060 --> 01:23:16,500
but you can see all the new trees that will be planted in each and every six years.

1092
01:23:17,600 --> 01:23:23,080
We do have a condition, however, to require irrigation.

1093
01:23:23,080 --> 01:23:24,760
We have discussed that with the applicant.

1094
01:23:25,380 --> 01:23:29,720
But we are expecting or recommending that the irrigation be provided along the frontages,

1095
01:23:29,820 --> 01:23:35,860
as well as at the entry areas to be made within common ground areas to be maintained by the Agile.

1096
01:23:37,480 --> 01:23:43,300
You can see here, these are just the typical details of how each of the entries would be landscaped.

1097
01:23:43,800 --> 01:23:47,660
You can see there's landscaping within the lawn areas in between the units.

1098
01:23:47,880 --> 01:23:49,080
This is a typical design.

1099
01:23:50,360 --> 01:23:53,700
And then I think we've covered this pretty well, but this is the Meridian models.

1100
01:23:53,900 --> 01:23:56,240
Like I said, these are the ones that face outward toward the street.

1101
01:23:56,380 --> 01:23:59,580
And these are the Logan models that face inward toward the private street.

1102
01:24:01,320 --> 01:24:03,100
And these are the building elevations.

1103
01:24:03,240 --> 01:24:10,160
You can see here these are a more flat elevation, but they have percrusions with the box bays and other elements like canopies.

1104
01:24:10,560 --> 01:24:13,560
These are what you're going to see along here.

1105
01:24:13,560 --> 01:24:17,420
Okay, so this is what you're going to see along Ole Cove, the main road.

1106
01:24:17,920 --> 01:24:23,780
And then when you transition here, you can see now how the entry also has the garages toward the street.

1107
01:24:24,280 --> 01:24:31,120
So this is different because this has the garage behind it, but this is the main frontage on Ole Cove.

1108
01:24:32,200 --> 01:24:35,780
They look very similar. This has a little bit more relief, which we do like.

1109
01:24:36,560 --> 01:24:42,780
This one is a little bit more squared off, but it's because of the configuration I suppose with the garages.

1110
01:24:44,280 --> 01:24:46,780
And then we do have a little material here,

1111
01:24:50,630 --> 01:24:51,930
these would be the brick colors.

1112
01:24:57,180 --> 01:25:02,480
You can see the upper portion here is going to be that white wash sort of whiteish brick.

1113
01:25:02,940 --> 01:25:06,340
The lower portion will be the darker tan gray color here.

1114
01:25:07,660 --> 01:25:14,320
It is consistent, we feel like with the kind of architectural theme of Ole Village having these shades of color,

1115
01:25:14,480 --> 01:25:17,220
so we weren't any, didn't have concerns about that.

1116
01:25:18,160 --> 01:25:21,060
I did want to touch base on the side.

1117
01:25:21,260 --> 01:25:24,480
So the side elevations in the rear will be fiber cement lap siding.

1118
01:25:24,680 --> 01:25:26,440
Those will not have the brick returns.

1119
01:25:27,580 --> 01:25:31,120
However, discussing with the applicant, we do have a condition,

1120
01:25:31,460 --> 01:25:35,560
and their plans do show this, that what they call the high impact area.

1121
01:25:35,740 --> 01:25:39,200
So it's the end of these units here, here, here.

1122
01:25:40,260 --> 01:25:42,140
As I'm pointing around, it's the ends.

1123
01:25:42,520 --> 01:25:46,900
Those will have full return brick, okay, on all of the ends like that.

1124
01:25:46,900 --> 01:25:53,980
So the ones that are more internal that you really can't see that aren't very visible, those will have to lap the siding on the sides and the rear.

1125
01:25:58,800 --> 01:26:04,840
The lighting just quickly here, 16-foot poles that matches our ordinance. We'll have a modern fixture, again,

1126
01:26:05,620 --> 01:26:10,020
complementary with the Olio Village design. You can see the detail of the fixture there.

1127
01:26:10,180 --> 01:26:15,460
3,000 temperature rating for the color, temperature, shielded and downcast as well.

1128
01:26:16,100 --> 01:26:18,340
And then these are the entry signs that are proposed.

1129
01:26:18,580 --> 01:26:19,600
One at each of the entrances.

1130
01:26:21,140 --> 01:26:25,840
And we do have a condition of approval that the final design be approved by staff

1131
01:26:25,840 --> 01:26:29,360
and that they have landscaping incorporated at the base of the sign.

1132
01:26:29,940 --> 01:26:32,240
So we would like to have that achieved.

1133
01:26:32,820 --> 01:26:37,200
And then when the master sign plan for all of Olia is developed,

1134
01:26:37,340 --> 01:26:39,700
these would be folded into that master sign plan.

1135
01:26:39,820 --> 01:26:41,840
So these would be the signs allowed for the residential.

1136
01:26:43,040 --> 01:26:45,800
And then this is a design for the male kiosk.

1137
01:26:45,880 --> 01:26:49,960
You can see it follows a lot of same design treatment as the individual townhomes,

1138
01:26:50,500 --> 01:26:53,520
these were the mailboxes would be toward the front of the,

1139
01:26:53,540 --> 01:26:54,320
front of the building.

1140
01:26:56,580 --> 01:26:59,840
I think stormwater was discussed pretty well earlier,

1141
01:26:59,960 --> 01:27:03,820
but they are required to detain water on this site

1142
01:27:03,820 --> 01:27:07,660
in terms of water quality. You can see those areas here, but the entire

1143
01:27:07,660 --> 01:27:11,680
old village development was planned under master stormwater project with

1144
01:27:11,680 --> 01:27:19,980
So they're just required really to detain it for water quality on their site that would flow into the already designed system here.

1145
01:27:22,240 --> 01:27:26,220
And then just the amendments, really, what we're talking about in terms of the site and concept amendments.

1146
01:27:26,760 --> 01:27:33,260
You can see here this follows the updated plan that was sort of left to be determined until this was developed.

1147
01:27:33,780 --> 01:27:42,260
So the amendments really are just limited to updating the entire concept plan for OLA Village to incorporate the site plan associated with this proposal.

1148
01:27:42,260 --> 01:27:45,200
So do we have the tree preservation piece?

1149
01:27:45,700 --> 01:27:46,620
Yes, we do, right here.

1150
01:27:47,320 --> 01:27:50,400
So this was also, we also asked them to update this

1151
01:27:50,400 --> 01:27:52,600
in accordance with the latest approved version,

1152
01:27:53,340 --> 01:27:54,580
and they have done so.

1153
01:27:54,680 --> 01:27:55,860
You can see these are remaining.

1154
01:27:56,640 --> 01:28:01,240
That's green, and these are shaded blue or purple,

1155
01:28:01,320 --> 01:28:02,240
depending on the size.

1156
01:28:02,780 --> 01:28:04,860
All of these inside development will be removed,

1157
01:28:04,960 --> 01:28:07,500
but as I saw you, as I showed you with the plan,

1158
01:28:07,800 --> 01:28:09,580
all of these will be replaced with their trees.

1159
01:28:09,580 --> 01:28:11,360
These on the outer portion?

1160
01:28:13,000 --> 01:28:17,720
Replacement is per the oleavillage standard, which is any tree that it's viable,

1161
01:28:18,160 --> 01:28:19,000
meaning good condition.

1162
01:28:19,640 --> 01:28:21,320
Six inches or better is a one-to-one.

1163
01:28:21,880 --> 01:28:24,040
If it's 20 inches or greater, it's two-to-one.

1164
01:28:27,130 --> 01:28:32,370
And then I think I already talked about the geometry of the welding standard.

1165
01:28:34,650 --> 01:28:37,950
Do have some recommended conditions for approval for you,

1166
01:28:39,490 --> 01:28:41,070
Depending on any further discussion,

1167
01:28:41,690 --> 01:28:43,610
I believe that's also in your staff, of course, as well,

1168
01:28:43,630 --> 01:28:47,550
but we would need two separate motions for approval tonight.

1169
01:28:49,520 --> 01:28:52,120
So I think I don't really understand the sidewalk.

1170
01:28:52,440 --> 01:28:58,120
So if I walk out the front door and I don't have a sidewalk,

1171
01:28:58,400 --> 01:29:01,920
I just go to the street or, like, that's super clear.

1172
01:29:02,500 --> 01:29:03,420
That is exact.

1173
01:29:03,660 --> 01:29:05,420
That is what's being proposed.

1174
01:29:06,080 --> 01:29:09,880
So let me get back to that right here.

1175
01:29:11,640 --> 01:29:17,500
So all of these units will have directly accessible to a sidewalk.

1176
01:29:18,140 --> 01:29:20,600
So your walk, again, this is the front of the unit.

1177
01:29:20,740 --> 01:29:27,180
So you will be able to walk onto a sidewalk here and then along here so you'll have direct access to a sidewalk.

1178
01:29:27,540 --> 01:29:33,840
The same is true for these units here because this is where the sidewalk goes through the property on this side of the street.

1179
01:29:33,840 --> 01:29:40,460
And then that takes you down toward the secondary entrance, and then it ties in with the main olias sidewalk system through here.

1180
01:29:40,980 --> 01:29:51,440
So what's being discussed and what we have brought up as well is that, you know, we did ask for sidewalks on this side of the street as well.

1181
01:29:51,760 --> 01:29:59,240
Because right now you would have a sidewalk from your front porch that would just end at the street.

1182
01:30:00,210 --> 01:30:02,170
Is that what that was talking about?

1183
01:30:02,170 --> 01:30:09,230
Well, there would be, I think there would be a walkway that would lead, like a walkway to the front of the home that would lead to your driveway.

1184
01:30:14,850 --> 01:30:19,010
I'm trying to see if there's something that illustrates that. Yeah, you can see this. See here.

1185
01:30:19,390 --> 01:30:25,490
So this is the entry. You can see this is the walkway up to the entry of the town home, and then it would just go onto your driveway,

1186
01:30:25,530 --> 01:30:30,030
just like a regular single-family block where you had your driveway and then you can walk.

1187
01:30:30,630 --> 01:30:32,310
There's a walkway that takes you up to your front door.

1188
01:30:38,480 --> 01:30:46,160
So if there's concerns about this sidewalk night, trying to get there,

1189
01:30:50,720 --> 01:30:51,020
break it.

1190
01:30:51,520 --> 01:30:55,060
If there are concerns with this, I think that's something you all could discuss,

1191
01:30:55,180 --> 01:31:00,240
and that could be a recommendation to City Council that the developer provide sidewalks.

1192
01:31:00,240 --> 01:31:06,740
And then based on that, on the eastern end of the site, then that's something that they could explore

1193
01:31:06,740 --> 01:31:10,980
and they could present to council, and if there's real engineering concerns or other concerns,

1194
01:31:11,100 --> 01:31:14,580
they could present that information to the city council. That could be part of your recommendation

1195
01:31:14,580 --> 01:31:18,340
if you chose to do that. Why can't they come back and present it to us?

1196
01:31:18,600 --> 01:31:23,260
They could, if you wanted to continue that, they can, but if I think there's other...

1197
01:31:24,000 --> 01:31:29,800
It's our job that we don't typically accept stuff that counts until it's done.

1198
01:31:30,840 --> 01:31:36,040
Yeah, I'm telling you, you have the option. If you feel like that's the only thing that

1199
01:31:36,040 --> 01:31:42,740
is outstanding. That's something I think I'm hearing the applicant tonight. They

1200
01:31:42,740 --> 01:31:47,660
could review that, study it, and be prepared to probably present that at the

1201
01:31:47,660 --> 01:31:51,660
City Council. But if you want them to come back, that is your program to do so

1202
01:31:51,660 --> 01:31:56,540
as well. All right, see what that looks like. And also, I was looking at the

1203
01:31:56,540 --> 01:32:02,640
condition. We don't have any irrigation. We do. It isn't? Yes. Okay. It is.

1204
01:32:04,120 --> 01:32:05,780
And just a couple of comments.

1205
01:32:07,360 --> 01:32:12,820
The first speaker who spoke, maybe not directly, not the project,

1206
01:32:13,420 --> 01:32:15,880
but did mention some of the headlight concerns.

1207
01:32:16,560 --> 01:32:19,320
I believe what's being discussed is this part right here.

1208
01:32:19,440 --> 01:32:22,880
When you come out, you know, the vehicles will be turning here, right?

1209
01:32:23,540 --> 01:32:27,660
And so that could also be a condition where there's some additional landscaping

1210
01:32:27,660 --> 01:32:30,020
that is proposed to help shield that.

1211
01:32:30,020 --> 01:32:32,380
I think that's something that could be worked into the project as well.

1212
01:32:33,360 --> 01:32:36,340
Where is the trash or how is the trash damaged?

1213
01:32:37,940 --> 01:32:42,620
I'll let the applicant speak to that, but my understanding is they will be just like a regular home.

1214
01:32:42,740 --> 01:32:46,960
Your home, they'll be in the unit and they'll be taken out during trash days and put back.

1215
01:32:47,080 --> 01:32:54,660
There is no common refuse collection for the individual trash collections.

1216
01:32:56,100 --> 01:33:01,120
And are the garages big enough that they can be put inside?

1217
01:33:01,440 --> 01:33:09,900
Because that would be a lot of trash bins everywhere in a small space if there's not room to put them somewhere.

1218
01:33:13,300 --> 01:33:15,540
It would be our intention that the trash cans be inside.

1219
01:33:15,760 --> 01:33:21,980
Typically our CCNRs or our indentures prevent the trash cans from being stored anywhere but the garage.

1220
01:33:22,280 --> 01:33:26,240
And so are the garages large enough to have two cars and trash bins?

1221
01:33:26,360 --> 01:33:27,420
Yes, no matter how they're designed.

1222
01:33:27,420 --> 01:33:28,820
Okay. Thank you.

1223
01:33:33,460 --> 01:33:34,060
Thank you.

1224
01:33:34,600 --> 01:33:35,460
Any other questions?

1225
01:33:36,540 --> 01:33:36,700
Okay.

1226
01:33:38,440 --> 01:33:40,380
Yes, I'm sorry.

1227
01:33:40,580 --> 01:33:40,660
Yes.

1228
01:33:40,820 --> 01:33:43,680
That area that down at the corner of that,

1229
01:33:44,760 --> 01:33:46,220
well, we had a nice question.

1230
01:33:46,940 --> 01:33:47,500
Yes.

1231
01:33:48,080 --> 01:33:49,700
About additional landscaping.

1232
01:33:49,820 --> 01:33:50,120
Mm-hmm.

1233
01:33:50,560 --> 01:33:53,720
Would you articulate what our suggestion might be

1234
01:33:53,720 --> 01:33:55,460
if we were to move the lesson?

1235
01:33:55,700 --> 01:33:55,800
Yeah.

1236
01:33:55,940 --> 01:34:00,140
That the revised landscape plan be amended to provide evergreen shrubs

1237
01:34:00,140 --> 01:34:08,700
to shield the headlight glare to reduce the headlight glare coming out of the southern

1238
01:34:08,700 --> 01:34:09,040
entrance.

1239
01:34:12,810 --> 01:34:15,210
And we're talking about this area right in here.

1240
01:34:15,490 --> 01:34:22,570
So help me out here. I'm trying to answer for myself why we don't have sidewalks on

1241
01:34:22,570 --> 01:34:27,430
those sides of the street. And the only reason I can come up with the

1242
01:34:27,430 --> 01:34:30,990
it was at the convenience for the developer,

1243
01:34:33,120 --> 01:34:35,320
not for the convenience of everybody who's

1244
01:34:35,320 --> 01:34:41,500
going to buy a house to enter in and for what they think what the preference might be for

1245
01:34:41,500 --> 01:34:49,420
Creev4 for our standards. I'm just going to have the thumb like stuck myself. And I like

1246
01:34:49,420 --> 01:34:57,040
to see this, for me, I like to see this redrafted, I would call it up to Creev4 standards.

1247
01:34:59,000 --> 01:35:03,880
and see what that looks like so that, and instead of guessing behind the fence,

1248
01:35:04,300 --> 01:35:08,740
we would know what an advance is going to be, a foot taller or a 30 feet taller,

1249
01:35:09,100 --> 01:35:14,580
so that we would have some specific answers so that we could come up with a specific response.

1250
01:35:15,480 --> 01:35:19,820
Right now, to me, it's kind of negrous. It's got a lot of really good work,

1251
01:35:20,460 --> 01:35:24,720
because it's a project, but I think we need just a little bit more help there.

1252
01:35:27,420 --> 01:35:29,720
I think I can answer a little bit of that.

1253
01:35:30,080 --> 01:35:30,140
Okay.

1254
01:35:30,620 --> 01:35:33,120
So one is the retaining wall.

1255
01:35:33,700 --> 01:35:34,480
It's right here.

1256
01:35:35,400 --> 01:35:36,900
This is the retaining wall we're talking about.

1257
01:35:37,660 --> 01:35:41,920
This retaining wall, the face of the wall faces inward towards the wall.

1258
01:35:42,360 --> 01:35:44,260
So it's going to face this one.

1259
01:35:45,280 --> 01:35:50,700
So I think the discussion you heard from the project engineer is, you know,

1260
01:35:50,760 --> 01:35:52,500
these units are going to back up to that.

1261
01:35:52,500 --> 01:35:56,320
And when you're looking out the back of your unit, you're going to see a wall,

1262
01:35:56,500 --> 01:36:01,120
but there's also going to be some landscapes, as you can see right in here.

1263
01:36:03,240 --> 01:36:08,020
From their perspective, in terms of cellability, it sounds like, you know,

1264
01:36:08,040 --> 01:36:10,500
they don't want to get too close to that or they don't want the wall too high.

1265
01:36:11,020 --> 01:36:12,320
They haven't engineered it.

1266
01:36:12,420 --> 01:36:14,880
It sounds like they haven't engineered all the specifications.

1267
01:36:15,140 --> 01:36:20,740
But for purposes this evening, if you're so inclined, you could make a recommendation

1268
01:36:20,740 --> 01:36:23,680
because you are the recommending body to the City Council on this,

1269
01:36:23,840 --> 01:36:25,420
if the final approval rests within.

1270
01:36:25,820 --> 01:36:31,000
You could include a recommendation that a sidewalk be provided on the east side of the internal street

1271
01:36:31,000 --> 01:36:33,280
to service all the units on that street.

1272
01:36:33,640 --> 01:36:38,720
And that's something that they can explore and be able to present that to the City Council.

1273
01:36:39,680 --> 01:36:45,960
And I would envision that it would follow the same configuration that you see here.

1274
01:36:45,960 --> 01:36:50,600
You're going to see another red line up on the east side of that street.

1275
01:36:52,300 --> 01:36:59,820
I'm not here to design it, but just one question, I guess, for the designer is that, so we're

1276
01:36:59,820 --> 01:37:01,080
on the east side.

1277
01:37:02,040 --> 01:37:07,440
Yeah, the sidewalk is actually on the opposite side of the street of that first half of

1278
01:37:07,440 --> 01:37:08,560
the units.

1279
01:37:09,300 --> 01:37:10,840
Is there a reason why that is?

1280
01:37:10,840 --> 01:37:17,060
why can't we just put the sidewalk on the condo side of the street or the town

1281
01:37:17,060 --> 01:37:21,800
home side of the street and then get all the way halfway down and then you could

1282
01:37:21,800 --> 01:37:27,200
end up with sidewalk on both sides of the street from there. I just don't

1283
01:37:27,200 --> 01:37:32,520
understand and me being trying to be logical here if I'm coming out of my

1284
01:37:32,520 --> 01:37:38,460
home on top right I have to walk across the street to get to the

1285
01:37:38,460 --> 01:37:44,720
sidewalk why aren't we just putting a sidewalk on I'm thinking tongue-in-cheek

1286
01:37:44,720 --> 01:37:51,240
correct side of the street yeah I think and I would I would ask the applicant to

1287
01:37:51,240 --> 01:37:55,500
come up and and state if they had any other thoughts on these on this on these

1288
01:37:55,500 --> 01:38:02,740
questions but in my view that could be a situation that be added to the to the

1289
01:38:02,740 --> 01:38:06,600
eastern side of the of the properties because then you end up with sidewalk

1290
01:38:08,400 --> 01:38:11,620
And is anybody even going to use the one on the other side?

1291
01:38:13,080 --> 01:38:18,420
Right now, you have, if you're in one of these units to your point, you're going to have to process the street to get to a side road.

1292
01:38:18,680 --> 01:38:18,920
Right.

1293
01:38:19,400 --> 01:38:19,740
Okay.

1294
01:38:20,060 --> 01:38:26,100
Now, you know, it's a narrow residential street that doesn't have a lot of traffic going through it.

1295
01:38:26,100 --> 01:38:29,520
So it's not, you know, you have that aspect of it.

1296
01:38:29,680 --> 01:38:34,560
But it's, you know, certainly not as convenient as if you walked out and you have a sidewalk right in front.

1297
01:38:34,560 --> 01:38:39,660
So it sounds like there's some engineering compromises, perhaps.

1298
01:38:39,940 --> 01:38:41,880
Maybe that wall would have to go up a little higher.

1299
01:38:42,320 --> 01:38:46,660
But if it's important to the commission, then I think that could be part of your recommendation,

1300
01:38:47,020 --> 01:38:48,940
and then the applicant could speak to that as well,

1301
01:38:48,980 --> 01:38:52,820
if that's something they are comfortable moving forward with as well.

1302
01:38:53,480 --> 01:38:59,780
But it doesn't even affect the wall if you just move the single sidewalk to the other side.

1303
01:39:00,160 --> 01:39:02,820
Correct. Push the street over, put the sidewalk over there.

1304
01:39:02,820 --> 01:39:04,760
I would have to ask the engineer.

1305
01:39:05,100 --> 01:39:10,360
And again, maybe there's some structural or civil thing that doesn't allow a string.

1306
01:39:11,100 --> 01:39:17,700
I mean, the easiest path would be to ask to put the sidewalk on the Houston side of the streets.

1307
01:39:18,440 --> 01:39:21,160
Then you could double up the bottom, perhaps.

1308
01:39:27,360 --> 01:39:27,920
Please.

1309
01:39:30,260 --> 01:39:35,920
We could, in speaking with our engineer, we could add the sidewalk on this side,

1310
01:39:35,920 --> 01:39:41,060
And then we could investigate moving this portion of the sidewalk to the eastern side.

1311
01:39:41,720 --> 01:39:43,000
Would that be amenable?

1312
01:39:43,220 --> 01:39:47,680
If we looked into it, if we will commit to the southern half adding that sidewalk,

1313
01:39:48,160 --> 01:39:50,900
and then we'll investigate, I know that there are some utility conflicts,

1314
01:39:51,360 --> 01:39:56,320
and that's why that sidewalk was located on the western side of the street

1315
01:39:56,320 --> 01:39:58,300
and not the eastern side of that area.

1316
01:39:59,000 --> 01:40:00,380
But we can certainly look at that.

1317
01:40:00,900 --> 01:40:03,540
It's good to say the eastern side gets a lot more bones.

1318
01:40:06,730 --> 01:40:09,210
We will look at that. We will certainly look at that,

1319
01:40:11,780 --> 01:40:16,620
and we can certainly commit to screening in the southern portion as well.

1320
01:40:21,090 --> 01:40:32,320
I'd still like to see what this looks like. There's a lot of conjecture here, so can you draw it for us and bring it back?

1321
01:40:34,240 --> 01:40:43,320
Ideally, with our schedule, respectfully, would it be possible for us to obtain conditional approval?

1322
01:40:44,680 --> 01:40:51,620
And we will send a copy of what that would look like as well to Planning and Zoning Commission?

1323
01:40:53,260 --> 01:40:55,000
Is that something that you would consider?

1324
01:40:55,000 --> 01:40:55,860
I

1325
01:41:00,150 --> 01:41:02,010
think you can just share the approval.

1326
01:41:02,730 --> 01:41:05,610
We get complete plans and we vote for them.

1327
01:41:05,950 --> 01:41:12,750
Don't get incomplete plans that are subject to open issues,

1328
01:41:12,910 --> 01:41:14,710
which could be fairly significant.

1329
01:41:21,230 --> 01:41:22,410
I like to vote for it.

1330
01:41:22,510 --> 01:41:23,110
Just for me.

1331
01:41:23,390 --> 01:41:24,430
I like to vote for complete.

1332
01:41:25,250 --> 01:41:27,470
It is a major project.

1333
01:41:28,190 --> 01:41:32,190
We're talking hundreds of millions of dollars.

1334
01:41:32,810 --> 01:41:38,310
Here, part of CREACOR is for the next 50 years on great development.

1335
01:41:39,410 --> 01:41:42,710
You know, I think we're entitled to see something that's more complete.

1336
01:41:43,590 --> 01:41:45,930
We want this to be the best it can be for CREACOR.

1337
01:41:46,550 --> 01:41:50,370
So that's our job, I think.

1338
01:41:55,710 --> 01:41:56,370
Other questions?

1339
01:41:58,230 --> 01:41:59,290
No, Carl.

1340
01:41:59,610 --> 01:42:01,790
I will receive them.

1341
01:42:02,370 --> 01:42:05,850
Well, I think you want to see if there's any public comment since people might have

1342
01:42:05,850 --> 01:42:11,010
come, I don't know if that's already or not, but you do a motion to continue to,

1343
01:42:11,150 --> 01:42:15,650
and that's, you know, they may have an opportunity to make whatever change they

1344
01:42:15,650 --> 01:42:18,850
want to make based on the special.

1345
01:42:19,210 --> 01:42:19,450
Okay.

1346
01:42:19,890 --> 01:42:20,410
See you then.

1347
01:42:22,390 --> 01:42:26,030
But I think to their point just so you fully understand, so we don't have,

1348
01:42:26,630 --> 01:42:30,690
and correct me if I've gotten this backwards, but I don't believe we have

1349
01:42:30,690 --> 01:42:36,590
first meeting in January for P&Z so they would be coming back to the second

1350
01:42:36,590 --> 01:42:41,190
meeting in January and so then they would not be finished with the City Council

1351
01:42:41,190 --> 01:42:46,370
even on the two meeting assumptions until January. So that's one of their concerns

1352
01:42:46,370 --> 01:42:50,570
is to square at the time of the year where the meetings aren't as regular.

1353
01:42:56,440 --> 01:42:59,220
But I'm not saying that's influential or just giving me a footage.

1354
01:42:59,220 --> 01:43:04,700
Like, I'd be happy to come back for separate meetings, but I think both many of us would,

1355
01:43:04,840 --> 01:43:10,180
you know, to help the project move them on. But, I mean, we could have just

1356
01:43:10,180 --> 01:43:14,680
approved the project and you didn't have to turn in any things. I mean, that's

1357
01:43:14,680 --> 01:43:19,020
one possibility too, but that's asking, that's asking you for too much.

1358
01:43:20,660 --> 01:43:26,160
Okay, speaking for staff, I don't think they're looking to have to prepare for a

1359
01:43:26,160 --> 01:43:28,520
January meeting of the holidays.

1360
01:43:28,840 --> 01:43:30,020
It's one of the reasons we're canceling.

1361
01:43:30,460 --> 01:43:30,820
Yeah, okay.

1362
01:43:36,750 --> 01:43:37,090
Okay.

1363
01:43:37,390 --> 01:43:37,790
Thank you.

1364
01:43:41,440 --> 01:43:43,140
Anything further from staff at this time?

1365
01:43:43,260 --> 01:43:44,380
Or do you want to take all the comments?

1366
01:43:44,820 --> 01:43:46,540
I think we'll open it up for public comment.

1367
01:43:46,760 --> 01:43:49,880
I know Rachel is here.

1368
01:43:50,280 --> 01:43:52,620
Do you want to come up and speak about the trees or?

1369
01:44:03,270 --> 01:44:04,330
I'm Rachel Prozel.

1370
01:44:04,550 --> 01:44:06,590
I live at 12 Spady Woods,

1371
01:44:06,870 --> 01:44:08,190
which backs up to the development.

1372
01:44:08,850 --> 01:44:12,470
And I just want to thank you for your comment about wanting to make it the best it can be.

1373
01:44:13,230 --> 01:44:16,330
And I appreciate your consideration of all the factors involved.

1374
01:44:17,450 --> 01:44:20,210
I was hoping to hear more about the tree preservation plan.

1375
01:44:20,530 --> 01:44:25,790
That's sort of my primary concern because we were promised an undisturbed buffer,

1376
01:44:25,910 --> 01:44:26,950
and that is not what we got.

1377
01:44:27,410 --> 01:44:31,470
There's areas that he showed were undisturbed where there's no trees at all.

1378
01:44:31,710 --> 01:44:34,730
And I'm looking at a 14-foot retaining wall in my backyard.

1379
01:44:36,310 --> 01:44:42,590
And so the other thing I wanted to hear about this development, I mean, it doesn't directly impact my yard, but I think I'll be able to see it.

1380
01:44:42,710 --> 01:44:49,170
So I'd like to hear a little bit more about how this is going to impact the existing neighborhood streets.

1381
01:44:49,970 --> 01:44:50,850
What will our views be?

1382
01:44:50,910 --> 01:44:54,990
I know he said they're going to add trees along the streets, but what are they?

1383
01:44:55,090 --> 01:44:56,010
What's the elevations?

1384
01:44:57,270 --> 01:44:59,930
Because on a different view from this, there's a...

1385
01:45:00,000 --> 01:45:05,600
There's the detention basins, there's a square building, but I can see beyond that, so I think we'll be able to see this.

1386
01:45:06,740 --> 01:45:17,840
So I'd like to hear more about the tree preservation and what the city can do to make sure that the developers are holding true to what they say, because thus far we haven't seen that.

1387
01:45:19,880 --> 01:45:29,840
I know that there were irrigation issues. They haven't planted above the wall because there's no irrigation there yet, but part of that buffer they haven't done anything to replace the trees that they took.

1388
01:45:30,700 --> 01:45:31,420
Thank you.

1389
01:45:31,640 --> 01:45:32,000
Thanks.

1390
01:45:36,520 --> 01:45:41,400
I think there was another gentleman if you want to come up and share your name.

1391
01:45:45,910 --> 01:45:47,370
He was not smart enough.

1392
01:45:48,370 --> 01:45:48,510
No.

1393
01:45:49,350 --> 01:45:50,970
I live down Palo.

1394
01:45:51,890 --> 01:45:52,210
Okay.

1395
01:45:53,210 --> 01:45:54,450
My name is Tom.

1396
01:45:55,110 --> 01:45:55,170
Okay.

1397
01:45:55,830 --> 01:45:57,330
Rachel, can you come up and click?

1398
01:46:03,380 --> 01:46:05,320
So you're going to have to do it separately.

1399
01:46:06,300 --> 01:46:09,900
One, for the gentleman, what he's about to say isn't true.

1400
01:46:10,240 --> 01:46:13,120
And for the lady, what she did say isn't true.

1401
01:46:14,560 --> 01:46:14,820
Okay.

1402
01:46:15,360 --> 01:46:17,680
One of the other time.

1403
01:46:17,860 --> 01:46:18,020
Hang on.

1404
01:46:18,160 --> 01:46:18,960
The gentleman first.

1405
01:46:21,240 --> 01:46:24,020
Do you sound really swear?

1406
01:46:26,200 --> 01:46:27,460
Do you sound really swear?

1407
01:46:27,460 --> 01:46:30,460
The whole truth, the whole truth, and nothing but the truth, so hope you got it.

1408
01:46:30,620 --> 01:46:31,320
Yes, I did.

1409
01:46:31,840 --> 01:46:32,040
Okay.

1410
01:46:32,040 --> 01:46:32,220
Thank you.

1411
01:46:32,620 --> 01:46:33,480
Okay, Rachel, you're good.

1412
01:46:34,120 --> 01:46:39,320
Do you somewhat swear that what you said was the whole truth and nothing but the truth,

1413
01:46:39,400 --> 01:46:40,240
so hope you got it?

1414
01:46:40,380 --> 01:46:40,700
Thank you.

1415
01:46:41,120 --> 01:46:41,480
Thank you.

1416
01:46:41,980 --> 01:46:42,140
Sorry.

1417
01:46:42,340 --> 01:46:42,720
Okay.

1418
01:46:43,940 --> 01:46:49,040
Item one is just a comment on private streets.

1419
01:46:49,500 --> 01:46:55,460
We were a private street until just a few months ago, and we had snow removal for

1420
01:46:56,000 --> 01:46:56,660
all that time.

1421
01:46:56,660 --> 01:47:02,800
We moved in 1987, but we became a public street within the last few months.

1422
01:47:03,040 --> 01:47:05,440
I'm sorry, sir. Could you share your name and what street?

1423
01:47:06,520 --> 01:47:09,680
My name is Tom Sutterfield, and we live on Mary Meadows Lane.

1424
01:47:09,920 --> 01:47:10,140
Mary.

1425
01:47:10,380 --> 01:47:15,800
Okay. And so now we've become a public street, but we had snow removal all that time.

1426
01:47:16,380 --> 01:47:24,640
The other question that I had, there was a lot of discussion on sidewalks on both sides of these private streets.

1427
01:47:24,640 --> 01:47:33,060
How wide are the private streets supposed to be? I didn't catch that. Those were the two things I wanted to say.

1428
01:47:33,720 --> 01:47:34,280
Thank you.

1429
01:47:40,740 --> 01:47:44,400
Could you come up and answer how wide the street currently is?

1430
01:47:47,840 --> 01:47:48,880
They're 24 feet wide.

1431
01:47:49,260 --> 01:47:49,600
24.

1432
01:47:49,880 --> 01:47:50,180
Yes, ma'am.

1433
01:47:50,840 --> 01:47:51,200
Thank you.

1434
01:47:54,230 --> 01:48:04,390
And then, Jason, I know you flashed up. It looked like a grid of the tree plan, but I don't think I did.

1435
01:48:04,390 --> 01:48:07,250
That wasn't in our packet or it wasn't in our packet?

1436
01:48:07,410 --> 01:48:07,930
It was.

1437
01:48:08,750 --> 01:48:10,570
So just a couple things on that.

1438
01:48:10,770 --> 01:48:13,510
So one is related to lot 16.

1439
01:48:14,450 --> 01:48:18,310
They have submitted a landscape plan as well as a tree removal

1440
01:48:18,310 --> 01:48:23,630
and a tree removal plan just for lot 16.

1441
01:48:23,730 --> 01:48:24,870
So we reported on that.

1442
01:48:25,390 --> 01:48:27,350
And then as part of this process,

1443
01:48:27,350 --> 01:48:30,330
our objective is that as we move along Olia Village,

1444
01:48:30,510 --> 01:48:32,590
as the site gets developed over time,

1445
01:48:32,590 --> 01:48:37,090
we are updating that master tree preservation plan.

1446
01:48:37,730 --> 01:48:41,590
And so they have submitted that information as well so we can track it moving forward.

1447
01:48:42,310 --> 01:48:49,050
The Olio Village ordinance requires any removal above 50% to be replaced on a one-to-one basis

1448
01:48:49,050 --> 01:48:52,170
if they're a certain size, if they're 20 inches or more,

1449
01:48:52,210 --> 01:48:53,850
then it's two-to-one like I reported earlier.

1450
01:48:54,010 --> 01:48:57,390
So there's two different things going on, two different aspects of the tree.

1451
01:48:57,390 --> 01:49:03,970
But I think in the one that we saw today, we were only retaining 43 percent.

1452
01:49:05,490 --> 01:49:07,910
So I think 43 percent removal.

1453
01:49:08,130 --> 01:49:09,450
43 percent removal.

1454
01:49:11,010 --> 01:49:11,470
Correct.

1455
01:49:13,010 --> 01:49:14,150
For a lot, 16th.

1456
01:49:14,230 --> 01:49:15,110
For a lot, 16th.

1457
01:49:15,130 --> 01:49:15,270
Yes.

1458
01:49:15,490 --> 01:49:15,910
Thank you.

1459
01:49:22,200 --> 01:49:22,460
Okay.

1460
01:49:22,460 --> 01:49:29,800
Okay. Are we requesting a continuance?

1461
01:49:33,580 --> 01:49:36,500
How do you, yeah. Okay.

1462
01:49:40,370 --> 01:49:43,030
So can we have a, I guess the motion for a continuance?

1463
01:49:45,250 --> 01:49:50,150
I move to continue this meeting to end the meeting.

1464
01:49:50,150 --> 01:49:50,970
No, not the meeting.

1465
01:49:51,550 --> 01:49:59,070
I move to continue this public hearing to January 1

1466
01:50:03,290 --> 01:50:04,570
of Tuesday.

1467
01:50:05,970 --> 01:50:06,810
You can take it, Rachel.

1468
01:50:11,460 --> 01:50:12,240
So good.

1469
01:50:12,480 --> 01:50:12,820
Thank you.

1470
01:50:17,250 --> 01:50:18,250
All in favor?

1471
01:50:19,190 --> 01:50:19,890
All right.

1472
01:50:19,890 --> 01:50:20,250
May.

1473
01:50:22,370 --> 01:50:23,810
You got one, May.

1474
01:50:24,130 --> 01:50:24,710
Any other names?

1475
01:50:24,930 --> 01:50:25,130
No.

1476
01:50:25,510 --> 01:50:25,990
Two, Nice.

1477
01:50:27,450 --> 01:50:28,130
I will add.

1478
01:50:30,320 --> 01:50:30,360
So.

1479
01:50:31,400 --> 01:50:32,460
I'll take two.

1480
01:50:32,800 --> 01:50:33,440
I'll take two.

1481
01:50:33,620 --> 01:50:34,320
I'll take two.

1482
01:50:34,740 --> 01:50:35,200
I'll take two.

1483
01:50:35,200 --> 01:50:35,940
I'm track for you.

1484
01:50:36,480 --> 01:50:37,120
Thank you.

1485
01:50:38,740 --> 01:50:39,260
All right.

1486
01:50:39,400 --> 01:50:40,480
We are going to take a quick.

1487
01:50:41,480 --> 01:50:41,880
What?

1488
01:50:42,640 --> 01:50:42,660
Recent.

1489
01:50:42,980 --> 01:50:43,380
Recess.

1490
01:50:45,660 --> 01:50:48,960
I'm back at, do you want to say eight o'clock?

1491
01:50:49,680 --> 01:50:50,580
I think that sounds good.

1492
01:50:50,580 --> 01:50:56,520
Okay. Well, we'll reconvene at eight o'clock. So meeting adjourned at 7.52. Be back at eight.

1493
01:51:06,320 --> 01:51:10,560
And I'm very visible.

1494
01:51:13,400 --> 01:51:19,220
I mean, not yourself. I mean, I'm on the wrong side of the screen.

1495
01:51:19,840 --> 01:51:23,040
Well, yeah, I'm on the wrong side of the screen.

1496
01:51:23,940 --> 01:51:25,940
That's why you don't have to worry about anything.

1497
01:51:27,200 --> 01:51:28,700
You can do this laterally.

1498
01:51:28,820 --> 01:51:30,160
Don't you do these on the screen again?

1499
01:51:30,400 --> 01:51:34,860
I'm on the wrong side of the screen.

1500
01:51:34,860 --> 01:51:35,180
I'm on the wrong side of the screen.

1501
01:51:37,320 --> 01:51:40,540
I'm on the wrong side of the screen.

1502
01:51:40,540 --> 01:51:42,400
That was an unexplained bullet in the face.

1503
01:51:42,580 --> 01:51:43,460
I get it.

1504
01:51:43,540 --> 01:51:45,340
I don't care what you did.

1505
01:51:45,740 --> 01:51:47,320
I'm going to go on to see what you do.

1506
01:51:47,400 --> 01:51:47,560
Yes?

1507
01:51:48,620 --> 01:51:49,100
Both of them.

1508
01:51:49,380 --> 01:51:49,900
We got them together.

1509
01:51:50,080 --> 01:51:50,640
We got them from the hospital.

1510
01:51:51,680 --> 01:51:52,640
We got them from the hospital.

1511
01:51:52,640 --> 01:51:53,860
We're supposed to be solved.

1512
01:51:54,360 --> 01:51:54,660
That's right.

1513
01:51:54,860 --> 01:51:55,920
We got them from the hospital.

1514
01:51:55,960 --> 01:51:57,020
What do you get in collect?

1515
01:51:57,400 --> 01:51:57,800
I don't know.

1516
01:51:58,340 --> 01:51:58,980
I'm just going to say it.

1517
01:51:59,220 --> 01:51:59,700
This is for you.

1518
01:51:59,940 --> 01:52:00,400
It's for him.

1519
01:52:01,820 --> 01:52:02,760
That's how this is going to go.

1520
01:52:03,840 --> 01:52:05,140
So they're going to be rated,

1521
01:52:05,260 --> 01:52:06,680
and you're going to vote back to me.

1522
01:52:07,220 --> 01:52:08,620
I'm going to vote back.

1523
01:52:09,760 --> 01:52:10,620
He's a part of me.

1524
01:52:10,700 --> 01:52:13,120
I could give him a request.

1525
01:52:14,360 --> 01:52:16,000
I don't think that I'm a friend of mine.

1526
01:52:16,960 --> 01:52:18,400
You know, aside from the bank.

1527
01:52:18,720 --> 01:52:20,680
You can move in part of the sidewalk,

1528
01:52:21,520 --> 01:52:22,840
but he was the only thing he could do.

1529
01:52:23,260 --> 01:52:25,100
He said, well, you know, they should screen it at the bottom.

1530
01:52:27,780 --> 01:52:29,300
No, no, no, no.

1531
01:52:30,560 --> 01:52:32,240
It's a privilege that he holds to me.

1532
01:52:32,400 --> 01:52:33,620
I just want to be good against him.

1533
01:52:34,240 --> 01:52:34,980
He's built a process.

1534
01:53:07,240 --> 01:53:12,280
And then, like, again, she said, oh, I just want you to know, hold on.

1535
01:53:13,120 --> 01:53:13,480
Hold on.

1536
01:53:13,720 --> 01:53:15,480
Just a moment.

1537
01:53:16,460 --> 01:53:17,220
Just a moment.

1538
01:53:19,660 --> 01:53:20,740
I'm sure it's on purpose.

1539
01:53:22,140 --> 01:53:22,720
Yeah.

1540
01:53:23,040 --> 01:53:26,840
I mean, organizing on the freeing of the elections was kind of the case.

1541
01:53:27,880 --> 01:53:28,180
Right.

1542
01:53:31,300 --> 01:53:36,920
If they send me, if they don't give a bill, I'll work all in.

1543
01:53:37,400 --> 01:53:38,780
I think I'm going to remit other things.

1544
01:53:40,560 --> 01:53:41,120
See you then.

1545
01:53:41,240 --> 01:53:41,860
That's what you see.

1546
01:53:42,460 --> 01:53:43,240
You want to have to get it?

1547
01:53:43,620 --> 01:53:44,880
That makes sense, sir.

1548
01:53:45,160 --> 01:53:46,200
This is the government system.

1549
01:53:46,740 --> 01:53:47,560
We're on the dash of the day.

1550
01:53:47,640 --> 01:53:48,100
We're on out.

1551
01:53:48,580 --> 01:53:49,980
So be sure to send more of our air.

1552
01:53:52,700 --> 01:53:55,500
We're on the dash of the day.

1553
01:53:55,640 --> 01:53:58,160
We're on the dash of the day.

1554
01:54:11,090 --> 01:54:13,270
So you're quite as different than light.

1555
01:54:13,710 --> 01:54:18,250
Yeah, I'm just going to start with the light on.

1556
01:54:18,250 --> 01:54:25,870
Then I thought, if the numbers of it's something we're going to do, the system maybe isn't there, so we're actually not going to do it.

1557
01:54:26,330 --> 01:54:29,210
Because we're going to have so many to know, I mean, we should ask them.

1558
01:54:29,610 --> 01:54:30,070
Okay,

1559
01:54:32,960 --> 01:54:39,620
if you drive through Firmview, there's no sideline, but the minute you drive in far enough,

1560
01:54:39,780 --> 01:54:41,520
we fulfill a range of states around it.

1561
01:54:42,540 --> 01:54:51,040
Sidewalk stars. So you can see the newer 70 vision. They made a book. So the old women think back at 60s.

1562
01:54:52,520 --> 01:54:54,600
Now, everybody walks up the street.

1563
01:54:56,060 --> 01:54:57,000
Oh, I know.

1564
01:54:57,000 --> 01:54:58,560
No, it's not the...

1565
01:54:59,500 --> 01:55:01,200
I was making my...

1566
01:55:01,200 --> 01:55:02,100
We have to work it out.

1567
01:55:03,800 --> 01:55:05,440
No, we were actually...

1568
01:55:05,440 --> 01:55:07,000
She goes to the meet, just to make that interesting.

1569
01:55:08,060 --> 01:55:09,780
I was going to see a lot of people.

1570
01:55:10,340 --> 01:55:11,800
I was going to be more of a three.

1571
01:55:12,580 --> 01:55:13,400
That's what it was.

1572
01:55:13,520 --> 01:55:15,420
Smallers are starting to sound like...

1573
01:55:15,880 --> 01:55:16,320
Yeah.

1574
01:55:18,320 --> 01:55:18,560
Yeah.

1575
01:55:18,820 --> 01:55:20,540
Yeah, but it's a big one.

1576
01:55:21,320 --> 01:55:25,080
We're fortunate for the Supreme Court to be the one that we made our peace with them.

1577
01:55:26,260 --> 01:55:27,600
They're always full of courage.

1578
01:55:27,860 --> 01:55:28,920
It's a very sensitive job.

1579
01:55:29,600 --> 01:55:31,060
You want to be part of the Supreme Court?

1580
01:55:31,500 --> 01:55:31,640
No.

1581
01:55:31,920 --> 01:55:35,360
It's like, so they will take it really outside my house.

1582
01:55:35,580 --> 01:55:36,580
I think they've got it.

1583
01:55:37,160 --> 01:55:37,600
Thank you.

1584
01:55:40,360 --> 01:55:40,780
No problem.

1585
01:55:41,400 --> 01:55:41,800
I'm sorry.

1586
01:55:41,940 --> 01:55:42,360
They'll take it.

1587
01:55:42,640 --> 01:55:42,920
It's okay.

1588
01:55:42,920 --> 01:55:43,040
It's okay.

1589
01:55:43,520 --> 01:55:43,960
It's okay.

1590
01:55:43,960 --> 01:55:44,520
It's okay.

1591
01:56:45,900 --> 01:56:46,500
Yeah.

1592
01:56:46,700 --> 01:56:47,160
Oh sure.

1593
01:56:52,580 --> 01:56:53,180
Yeah.

1594
01:56:54,980 --> 01:56:59,320
That's the same thing I was able to do.

1595
01:57:01,600 --> 01:57:04,120
You can still take a break.

1596
01:57:05,140 --> 01:57:05,980
You can stop me.

1597
01:57:05,980 --> 01:57:07,360
They didn't say anything.

1598
01:57:08,640 --> 01:57:11,560
The old social, who's the person most of it recently,

1599
01:57:13,020 --> 01:57:15,180
who didn't say anything about Brown?

1600
01:57:15,620 --> 01:57:19,040
Which much of the orality and greater of the score?

1601
01:57:19,240 --> 01:57:23,200
I mean, the degree is more important than the definition.

1602
01:57:23,560 --> 01:57:26,620
One, two, which are under the 20th, so you make your choice.

1603
01:57:27,940 --> 01:57:30,140
Well, I didn't understand anything about that.

1604
01:57:30,340 --> 01:57:31,420
I didn't understand what you were talking about.

1605
01:57:31,420 --> 01:57:34,100
I know my mouth like you think is iron.

1606
01:57:34,580 --> 01:57:37,020
But it's equal to support.

1607
01:57:37,420 --> 01:57:39,960
They'll still may say something that's in the stream way.

1608
01:57:40,620 --> 01:57:42,400
The second thing is to barricade shield.

1609
01:57:43,060 --> 01:57:43,880
I just showed it's our aid.

1610
01:57:44,540 --> 01:57:50,100
I said, but like last time, we're taking a mistake in creating a screen.

1611
01:57:50,560 --> 01:57:54,740
We just started having to do a break production for the instrument.

1612
01:57:55,720 --> 01:57:56,240
I'm staying near that.

1613
01:57:56,900 --> 01:57:58,060
It's so cute.

1614
01:57:58,060 --> 01:58:01,980
The structure, let me feel it, wouldn't that sound like you're going to be propagandist?

1615
01:58:02,260 --> 01:58:03,500
I don't want to blame you for that.

1616
01:58:03,720 --> 01:58:04,080
It's yours.

1617
01:58:05,520 --> 01:58:05,960
It's yours.

1618
01:58:06,260 --> 01:58:06,560
It's mine.

1619
01:58:07,780 --> 01:58:08,400
It's mine.

1620
01:58:09,200 --> 01:58:09,620
It's mine.

1621
01:58:09,800 --> 01:58:10,020
It's mine.

1622
01:58:10,080 --> 01:58:10,400
It's mine.

1623
01:58:10,540 --> 01:58:10,680
It's mine.

1624
01:58:10,940 --> 01:58:11,580
It's mine.

1625
01:58:19,500 --> 01:58:20,120
It's mine.

1626
01:58:21,840 --> 01:58:22,520
It's mine.

1627
01:58:53,140 --> 01:58:54,580
I just did once.

1628
01:58:54,820 --> 01:58:55,460
Oh, that's okay.

1629
01:58:56,020 --> 01:58:58,440
And then, okay, we'll get it started again.

1630
01:58:59,980 --> 01:59:00,340
Okay.

1631
01:59:01,460 --> 01:59:03,420
There's, you're only with seven spotting,

1632
01:59:03,500 --> 01:59:04,820
who's got the direction?

1633
01:59:06,460 --> 01:59:07,820
You got three.

1634
01:59:08,360 --> 01:59:08,820
Yeah.

1635
01:59:09,780 --> 01:59:12,760
I thought we were getting back to order at 801,

1636
01:59:16,210 --> 01:59:22,110
and we'll open it with our public hearing application

1637
01:59:22,110 --> 01:59:30,350
application 25034 and 035, applications for rezoning from a GC general commercial district

1638
01:59:30,630 --> 01:59:36,830
to the Grazier Station PMD plan mixed use development district with a site concept plan

1639
01:59:36,830 --> 01:59:48,150
and site development plan for 11004, 110026, 11032, and 11056 Aula Boulevard and 825

1640
01:59:48,150 --> 01:59:50,130
and 827 Grazier Road.

1641
01:59:50,130 --> 01:59:57,410
And just as a reminder, we're going to have the presentations, and then we will open it up for comments.

1642
01:59:57,650 --> 01:59:59,790
Before we do that, I'll ask you to stand.

1643
02:00:00,000 --> 02:00:03,720
If you have turned your sheet in, that would be great.

1644
02:00:04,280 --> 02:00:08,860
And then the plan is to go until 9.30 tonight.

1645
02:00:09,480 --> 02:00:17,660
If we don't get to everything, we will be continuing the discussion at our next meeting, which was January 20th.

1646
02:00:20,540 --> 02:00:27,700
So if anyone speaking tonight could come forward to be sworn in.

1647
02:00:34,290 --> 02:00:38,050
Yeah, anyone that has a card, if you want to go ahead and stand up and be sworn in.

1648
02:00:43,720 --> 02:00:49,160
Do you solemnly swear to tell the truth, the whole truth, and nothing but the truth, so how do you got it?

1649
02:00:49,580 --> 02:00:51,160
Thank you.

1650
02:01:17,240 --> 02:01:22,160
Good evening, members of the Planning and Zoning Commission. Jason Jaggi, Director of Community Development.

1651
02:01:22,680 --> 02:01:30,580
Just a couple of introductory remarks and then I think, as you mentioned, the applicant's going to give their presentation and then the staff will do so as well.

1652
02:01:30,580 --> 02:01:34,240
So just as a little bit of background information on this application.

1653
02:01:34,820 --> 02:01:41,740
So the first time it came before the commission was in conceptual form back in August 4, 2025.

1654
02:01:42,700 --> 02:01:47,600
Since then, adjustments have been made to the proposal based on feedback received.

1655
02:01:48,320 --> 02:01:50,500
The applicant has also held a neighborhood meeting.

1656
02:01:51,240 --> 02:01:58,100
The traffic study has been completed since that time, as well as the shared parking study by the applicant's consulting engineer.

1657
02:01:58,100 --> 02:02:08,020
So if you recall, none of that information really was available, but it wasn't expected because it was a conceptual review just to introduce it and provide some initial feedback.

1658
02:02:08,560 --> 02:02:18,940
But I can report that all of that work has now been done and the applicant has submitted these applications for formal consideration by the Planning and Zoning Commission.

1659
02:02:20,060 --> 02:02:26,980
So tonight's objectives in talking with the applicant, you know, in my recommendation and thoughts tonight are,

1660
02:02:27,320 --> 02:02:32,520
one, is I think, you know, a clear understanding of the submitted development proposal is what you're after tonight,

1661
02:02:32,720 --> 02:02:35,320
understanding the project, all aspects of it.

1662
02:02:36,360 --> 02:02:38,740
Reviewing the planning and zoning district requirements.

1663
02:02:38,960 --> 02:02:41,500
So this is a rezoning to a planned development district.

1664
02:02:42,000 --> 02:02:46,860
So basically what that means is it's taking the property out of the traditional zoning code structure,

1665
02:02:46,860 --> 02:02:53,580
and it's placing it into a customized zoning district that's based on the site plan, the

1666
02:02:53,580 --> 02:02:59,520
site, you know, the site plan and any conditions related to that in terms of regulation and

1667
02:02:59,520 --> 02:03:00,900
SIS parking, what have you.

1668
02:03:01,060 --> 02:03:05,860
So this project has to stand on its own merits and it will basically have its own zoning

1669
02:03:05,860 --> 02:03:11,140
district that reflects the plan that is being submitted, should it be approved.

1670
02:03:12,860 --> 02:03:19,500
Like I said, we'll also look at the traffic impact study. Our consulting traffic engineer, Mr. Dan Shane, is here as well.

1671
02:03:19,640 --> 02:03:27,280
Should you have questions about the traffic impact study? And then the shared parking study that was performed by the applicant's consulting engineer.

1672
02:03:27,620 --> 02:03:35,280
So I also want to just kind of conclude my remarks that, you know, there's been a lot of discussion, a lot of work put into this application.

1673
02:03:35,700 --> 02:03:40,740
There's a lot to review tonight and understand that there's a meeting we'll end at 9.30.

1674
02:03:41,240 --> 02:03:43,080
And then, you know, we'll see how things go.

1675
02:03:43,240 --> 02:03:45,880
But there is no request for any approval tonight.

1676
02:03:46,040 --> 02:03:46,980
There's no draft ordinance.

1677
02:03:47,140 --> 02:03:48,240
There's no motion to approve.

1678
02:03:48,300 --> 02:03:51,240
And I just wanted to be clear that that's not the objective tonight.

1679
02:03:51,440 --> 02:03:54,520
So with that, I'll turn it over to the applicant to make their presentation.

1680
02:03:55,240 --> 02:03:55,740
We'll go from there.

1681
02:03:55,820 --> 02:03:56,040
Thank you.

1682
02:04:06,470 --> 02:04:07,950
Good evening, commissioners.

1683
02:04:09,030 --> 02:04:10,090
I'm at while she's pulling that up.

1684
02:04:10,170 --> 02:04:11,530
I can go ahead and just introduce myself.

1685
02:04:12,050 --> 02:04:13,130
I'm Cecilia Dvorak.

1686
02:04:13,130 --> 02:04:17,750
I am managing principal at Steadfast City, economic and community partners.

1687
02:04:18,610 --> 02:04:23,410
I am representing the development team tonight with the initial presentation.

1688
02:04:24,170 --> 02:04:27,830
You all probably don't recognize me the last time we presented to you.

1689
02:04:28,110 --> 02:04:29,450
You met with Joel Blaskock.

1690
02:04:29,890 --> 02:04:33,210
I am happy to report that he just welcomed his second baby,

1691
02:04:33,210 --> 02:04:38,270
and so he's happy at home cuddling the newborn for the next few weeks.

1692
02:04:38,410 --> 02:04:39,690
So I'm here instead.

1693
02:04:40,350 --> 02:04:41,690
Hope you will bear with me.

1694
02:04:42,610 --> 02:04:46,510
But I think we just kind of want to give you an initial overview tonight.

1695
02:04:46,870 --> 02:04:50,510
Again, not going to cover it too in depth because I know Jason just covered some of it.

1696
02:04:50,590 --> 02:04:55,390
But the project history highlighting some of the major features of the project,

1697
02:04:55,750 --> 02:05:00,650
and then we'll also cover how the project has evolved with the community input

1698
02:05:00,650 --> 02:05:07,430
and how it is being addressed by the comprehensive plan and how it fits within that context.

1699
02:05:08,630 --> 02:05:14,970
After I finish up my remarks, I will also open it up to Gary, who is the applicant and

1700
02:05:14,970 --> 02:05:19,510
the developer, and he can provide you some context and a little bit about his background.

1701
02:05:20,110 --> 02:05:26,190
And then we can also bring up here Julie to walk through the parking demand study so

1702
02:05:26,190 --> 02:05:28,950
that you guys can get a better understanding of what that entails.

1703
02:05:29,690 --> 02:05:31,870
And then we can obviously take Q&A.

1704
02:05:31,870 --> 02:05:36,670
There's other people here as well to support the project who have been sworn in.

1705
02:05:37,710 --> 02:05:40,990
Kent with HDA is the architect on the project.

1706
02:05:41,650 --> 02:05:45,950
Rich Sharp is with Crime Consulting and is the engineer on the project.

1707
02:05:46,990 --> 02:05:50,810
And Dan Shane is the city's engineer on the traffic impact study.

1708
02:05:51,010 --> 02:05:57,150
So hopefully to cover all of the bases and bring up people who are specialized in your specific questions as we go.

1709
02:05:58,850 --> 02:06:05,290
So, again, just showing kind of the timeline of what we have done since the inception of this project.

1710
02:06:05,770 --> 02:06:10,210
We did initially start this project with the city staff in April of this year.

1711
02:06:10,510 --> 02:06:14,390
And since then we've done two community meetings outside of the official process.

1712
02:06:14,990 --> 02:06:19,210
We did one preliminary planning and zoning meeting ahead of the application.

1713
02:06:19,210 --> 02:06:27,570
And so this is our second time before you, but this is the first time before you as a part of the sort of official application, if you will.

1714
02:06:28,350 --> 02:06:39,330
We've also engaged with the city's traffic engineer and as part of the process. And so this timeline just iterates for you kind of what we've done through what we've done to date.

1715
02:06:39,470 --> 02:06:43,130
And I'll kind of walk you through that a little bit step by step, just so you can see the evolution of the project.

1716
02:06:43,130 --> 02:06:48,450
In April of 2025, we presented the initial concept to staff.

1717
02:06:48,830 --> 02:06:53,010
The application at that time presented 172 units across two buildings

1718
02:06:53,010 --> 02:06:56,170
with some first floor commercial retail space.

1719
02:06:56,830 --> 02:07:02,450
And then we got some feedback from them and made some adjustments to the plans

1720
02:07:02,450 --> 02:07:06,430
and came back with the conceptual plans that you all saw

1721
02:07:06,430 --> 02:07:09,450
and the community saw back in July and August of this year.

1722
02:07:09,450 --> 02:07:16,030
That plan at the time was 168 units across a single mixed use building.

1723
02:07:16,710 --> 02:07:20,270
We did at that time also receive a lot of community feedback.

1724
02:07:20,570 --> 02:07:25,070
And we have taken a lot of time to look at the feedback, look at the data,

1725
02:07:25,470 --> 02:07:29,310
do the analysis, and make adjustments to the plans that we hope will be,

1726
02:07:29,310 --> 02:07:32,510
you know, well received by the commission and the community,

1727
02:07:32,950 --> 02:07:35,610
but recognize that there's still some discussion to be had.

1728
02:07:36,920 --> 02:07:40,360
And this is the proposal that we see today.

1729
02:07:40,980 --> 02:07:45,460
It shows 157 units across still a single building,

1730
02:07:45,720 --> 02:07:48,020
but we have made some adjustments and tweaks.

1731
02:07:48,320 --> 02:07:52,160
We have pulled the building back from Grazier to meet the same setbacks

1732
02:07:52,160 --> 02:07:57,280
as any other commercial zoning district that would if they came before you

1733
02:07:57,280 --> 02:07:58,300
under the underlying zoning.

1734
02:07:59,360 --> 02:08:03,180
We have also further pulled the building away from the residential neighborhood

1735
02:08:03,180 --> 02:08:08,320
in order to create a more continuous space for the single-family residential transition.

1736
02:08:09,020 --> 02:08:12,260
And I'll walk you through some of the project features and elements,

1737
02:08:12,620 --> 02:08:16,740
and then we'll talk about the comprehensive plan and go through some of that community feedback

1738
02:08:16,740 --> 02:08:18,980
so you can see the specific changes we made.

1739
02:08:21,780 --> 02:08:22,840
So project features.

1740
02:08:25,000 --> 02:08:32,740
We have envisioned this as a mixed-use, high-quality development located at Olive and Grazier.

1741
02:08:32,740 --> 02:08:41,260
It includes ground level commercial retail space, 157 apartments, and very high quality

1742
02:08:41,260 --> 02:08:48,020
materials and high quality design with a lot of facade articulation and just a lot of care

1743
02:08:48,020 --> 02:08:49,320
made into the design.

1744
02:08:49,500 --> 02:08:53,680
I will say that is one thing that we have seen positive remarks on, so definitely hoping

1745
02:08:53,680 --> 02:08:55,140
to lean on that as a positive.

1746
02:08:56,080 --> 02:09:01,540
The architectural design is intended to be respectful, as I said, of the low density

1747
02:09:01,540 --> 02:09:08,300
neighborhood at the rear with a step down of the building. We have also provided a full 35 foot

1748
02:09:08,300 --> 02:09:10,300
buffer which we'll see more specifically later.

1749
02:09:13,780 --> 02:09:17,780
The Plaza provides a public facing corner with

1750
02:09:17,780 --> 02:09:24,760
seating and buffering plant material with a future art space as well as seating for the

1751
02:09:24,760 --> 02:09:26,200
residents and visitors alike.

1752
02:09:29,200 --> 02:09:35,260
We also have now a covered pass through for the building so that

1753
02:09:35,260 --> 02:09:40,980
folks can enter and exit both sides of the building as a pedestrian and create

1754
02:09:40,980 --> 02:09:43,200
some continuity from one side to the other.

1755
02:09:46,070 --> 02:09:47,870
That's a rendering view of the

1756
02:09:47,870 --> 02:09:48,390
pass-through.

1757
02:09:51,610 --> 02:09:56,170
We've also provided a separate and fully enclosed commercial

1758
02:09:56,170 --> 02:10:01,310
trash receptacle and a separate residential trash room within the

1759
02:10:01,310 --> 02:10:03,690
actual building itself for the residential units.

1760
02:10:08,740 --> 02:10:10,380
And then we have

1761
02:10:10,380 --> 02:10:16,080
added a number of trees in the parking lot to be broken up with five-foot tree

1762
02:10:16,080 --> 02:10:22,300
wells so that the hardscape can be broken up at the rear and soften the rear of

1763
02:10:22,300 --> 02:10:26,000
the building as people are engaging with the parking lot.

1764
02:10:28,080 --> 02:10:29,520
And then that's an

1765
02:10:29,520 --> 02:10:33,400
example of kind of what a tree well would look like but the ones we're

1766
02:10:33,400 --> 02:10:34,220
proposing are round.

1767
02:10:38,430 --> 02:10:42,590
We also are providing four EV parking stalls and

1768
02:10:42,590 --> 02:10:50,510
eight EV ready parking stalls for further EV expansion as the development continues to evolve.

1769
02:10:53,470 --> 02:10:58,430
Well that did not translate well but along the south there is

1770
02:10:59,980 --> 02:11:09,990
a buffer that is at least 35 feet along the entire south edge of the development and then

1771
02:11:09,990 --> 02:11:17,010
And there is a significant amount of the property that is going above and beyond that 35 foot landscape buffer as well.

1772
02:11:22,120 --> 02:11:31,320
We have included a number of very popular must have high quality amenities for the residents to engage residents in a way

1773
02:11:31,320 --> 02:11:35,220
that attracts them as long term residents rather than a high turnover.

1774
02:11:35,220 --> 02:11:57,160
This includes a game area, a gym, a business center, separate reception and mail area for deliveries at the front, a coffee bar and a lounge near the outdoor seating and plaza, and private tenant storage areas as well and a separately kept trash room.

1775
02:11:57,160 --> 02:12:07,100
Additionally, we have a fenced dog park and pool that are placed away from the

1776
02:12:07,100 --> 02:12:13,000
building so that it can be outside of the shadows of the building, but also

1777
02:12:13,000 --> 02:12:16,260
being very mindful of the residential buffer that's present.

1778
02:12:18,100 --> 02:12:21,620
That is a rendering of the pool as well.

1779
02:12:25,860 --> 02:12:30,020
We have provided a dense and varied landscape plan and all landscaping

1780
02:12:30,020 --> 02:12:34,220
areas have irrigation to ensure longevity and maximum growth.

1781
02:12:37,660 --> 02:12:44,340
Again, that highlight isn't working the way I wanted it to, but we do have a future proposed

1782
02:12:44,960 --> 02:12:52,320
cross access so that at the time which the property to the west is being redeveloped,

1783
02:12:52,640 --> 02:12:57,840
they have an established cross access throughout the development as well.

1784
02:13:02,640 --> 02:13:05,360
I can go ahead and cover now just the comprehensive plan.

1785
02:13:06,020 --> 02:13:11,580
And then, again, we'll go through the community feedback and sort of what changes have been made in response.

1786
02:13:12,220 --> 02:13:14,880
And then I'll hand it over to Gary and Julie from there.

1787
02:13:14,940 --> 02:13:16,180
So just walking you along.

1788
02:13:17,340 --> 02:13:21,440
So the site is located in the East Olive corridor of the Comprehensive Plan.

1789
02:13:22,200 --> 02:13:27,340
As you can see here, it sits at the corner of Olive and Grazier and is surrounded by Olive on the north,

1790
02:13:27,340 --> 02:13:32,480
which is designated as a primary street and Grazier on the east, which is also

1791
02:13:32,480 --> 02:13:37,920
designated in the comprehensive plan as a primary street. Just to kind of walk you

1792
02:13:37,920 --> 02:13:43,760
through what we see as we go around on the north, we have a commercial

1793
02:13:44,340 --> 02:13:52,500
properties across Olive and the eastern most, which is a project that has

1794
02:13:52,500 --> 02:13:56,520
setbacks that are very urban, similar to the ones that are being proposed

1795
02:13:56,520 --> 02:13:57,540
proposed in this project.

1796
02:13:59,670 --> 02:14:03,590
To the east is the existing credit union across Grazier.

1797
02:14:07,260 --> 02:14:10,500
To the south is the residential single-family neighborhood.

1798
02:14:11,400 --> 02:14:17,720
Here you see from the southeast, which also slopes to a lower grade from the subject site.

1799
02:14:24,020 --> 02:14:29,460
This is actually a view from the development itself, looking southwest,

1800
02:14:30,060 --> 02:14:32,300
so that you can see what it currently sits like today.

1801
02:14:32,300 --> 02:14:40,560
There is a significant slope and the parking lot has their commercial trash enclosures there as well.

1802
02:14:45,940 --> 02:14:52,860
To the west you can see the adjacent retail building and kind of where it sits in proximity to the existing development as well.

1803
02:14:56,200 --> 02:14:58,340
So as it relates to the comprehensive plan fit,

1804
02:14:58,340 --> 02:14:59,880
the comprehensive

1805
02:15:00,000 --> 02:15:17,540
The plan talks about the East Olive corridor as a walkable corridor of destinations with a wide mix of uses that encourages pedestrian access from adjacent neighborhoods and prioritizes walkability between neighboring lots while still accommodating the car access.

1806
02:15:18,440 --> 02:15:36,960
In addition to being in the East Olive corridor, the site is designated as being in the neighborhood commercial or NC district type, place type, which supports medium to low density commercial, retail, office, neighborhood, service businesses, and residential development.

1807
02:15:37,800 --> 02:15:46,440
So there's been a lot of questions and discussion about density, so there's a few different ways that we'd like to break it down and just look at for consideration.

1808
02:15:46,440 --> 02:15:49,540
First is the number of stories.

1809
02:15:50,420 --> 02:15:56,920
The area is intended to serve as a transition between more intense commercial districts to the east and west,

1810
02:15:57,320 --> 02:16:03,420
and the plan intends to allow for lot-by-lot redevelopment that builds towards that coherent corridor identity.

1811
02:16:04,280 --> 02:16:15,120
The proposed development complies with that as this is just to the east of the nest building and the office building at 10845.

1812
02:16:15,960 --> 02:16:28,720
Those are over here, and those both rise to three and four stories and are located in the same comprehensive plan NC district and the corridor, all of East corridor as well.

1813
02:16:28,920 --> 02:16:41,580
And then to the west, the office building here sits just outside of the all of East corridor in the mixed-use district and is six stories.

1814
02:16:41,580 --> 02:16:49,280
So the proposed development aims to really provide that transition to the two to four stories.

1815
02:16:49,780 --> 02:16:55,760
And we are understanding that we need to be respectful of the adjacent residents on the other transition to the south.

1816
02:16:56,140 --> 02:17:02,980
So that step back is really intended to provide that sort of respectful glide to the residential to the south.

1817
02:17:06,050 --> 02:17:14,870
Additionally, the comprehensive plan provides some written guidance as well as visual guidance for the reader.

1818
02:17:15,590 --> 02:17:23,050
And the comprehensive plan has a number of images as examples for that vision and best practices for character and the corridor of the NC district.

1819
02:17:23,670 --> 02:17:32,190
So one of those images points to the Demune point development in Clayton, which is similar, has proposed development of commercial on the first floor

1820
02:17:32,190 --> 02:17:34,530
and residential above with a total of 40.

1821
02:17:37,160 --> 02:17:43,750
So at 157 units, another way to look at this is dwelling units per acre.

1822
02:17:45,160 --> 02:17:50,390
As proposed, the Grazer Station is approximately 36 units per acre.

1823
02:17:51,050 --> 02:17:56,110
Comparable projects like the Nest, the View, Vanguard Heights, King's Landing, and the

1824
02:17:56,110 --> 02:18:01,530
Oliver, this project sits roughly in the middle of those comparable projects as

1825
02:18:01,530 --> 02:18:03,190
as far as dwelling units per acre goes.

1826
02:18:07,300 --> 02:18:13,940
In addition to looking at this from the perspective of units per acre, we like to look at this

1827
02:18:13,940 --> 02:18:16,460
from the perspective of beds per acre comparison.

1828
02:18:17,580 --> 02:18:24,460
This is a good way to assess how it actually provides the number of people who will be

1829
02:18:24,460 --> 02:18:31,080
present on the site on a regular basis based on the occupancy of the building.

1830
02:18:31,080 --> 02:18:42,420
So this demonstrates that the project's residential intensity is actually of the same comparable projects the lowest density of those nearby multifamily properties.

1831
02:18:42,760 --> 02:18:51,740
So it is about 36.9 beds per acre, whereas the others range from 38.1 to 100.

1832
02:18:52,260 --> 02:18:56,160
So they have much higher bedroom counts than this one being proposed.

1833
02:18:56,160 --> 02:18:57,360
To

1834
02:19:00,980 --> 02:19:13,860
further demonstrate the consistency with the comprehensive plan and the east olive corridor vision, we can look at the plan's guidance for frontage treatment and site design as well as neighborhood transitions and multimodal connectivity.

1835
02:19:14,240 --> 02:19:22,360
So the primary frontage, as I said earlier, along olive reinforces a pedestrian oriented mixed use corridor.

1836
02:19:22,920 --> 02:19:27,440
We're showing consistent urban setbacks that define the street edge.

1837
02:19:27,440 --> 02:19:31,380
We have entrances that are oriented to the sidewalks.

1838
02:19:31,380 --> 02:19:35,360
We are strengthening the relationship between the building and the public realm with that.

1839
02:19:36,100 --> 02:19:40,620
We also have parking located primarily at the rear,

1840
02:19:40,880 --> 02:19:49,240
ensuring that all of remains walkable but also visually cohesive to the rest of the development along the corridor.

1841
02:19:49,240 --> 02:19:49,380
corridor.

1842
02:19:50,440 --> 02:19:55,900
We also have provided an activated corner plaza with seeding, shade trees, and opportunities

1843
02:19:55,900 --> 02:19:56,940
for outdoor dining.

1844
02:19:57,640 --> 02:20:04,560
And the commercial restaurant frontage opens directly to the outdoor pass through, creating

1845
02:20:04,560 --> 02:20:09,780
a natural extension of indoor activity and really encouraging the activation of the

1846
02:20:09,780 --> 02:20:10,940
outdoor space at large.

1847
02:20:11,960 --> 02:20:17,140
So these elements create a comfortable connected frontage consistent with the east olive

1848
02:20:17,140 --> 02:20:23,540
board or recommendations and the comprehensive plan designates Grazier as a primary street as

1849
02:20:23,540 --> 02:20:27,860
well but we have decided to make some slight adjustments to ensure that we're being respectful

1850
02:20:27,860 --> 02:20:34,440
of the adjacent residents that really want to make sure that it's congruent with their

1851
02:20:35,320 --> 02:20:42,360
neighborhood. So along Grazier the emphasis does shift toward the neighborhood compatibility.

1852
02:20:42,360 --> 02:20:52,780
We are providing a deeper setback than we had previously proposed, one that is consistent with the commercial zoning district of at least 10 feet to the property line.

1853
02:20:53,180 --> 02:21:12,340
But I would note that the sidewalk and the sort of narrow landscape strip that are at the edge of the street actually create a setback from the curb to 17.5 feet at the minimum and 19.5 at the most southern edge.

1854
02:21:12,340 --> 02:21:21,040
of the building. Additionally, the 10-foot setback from the property line between the

1855
02:21:21,040 --> 02:21:25,920
sidewalk and the building does allow for a more dense vegetated area so that it can

1856
02:21:25,920 --> 02:21:31,460
be a pleasant walk from the neighborhood up to the commercial and mixed use building.

1857
02:21:35,260 --> 02:21:40,320
We have ensured a continuous pedestrian connectivity that extends along Grazier into the plaza

1858
02:21:40,320 --> 02:21:44,000
and all of the amenities that are being provided along the frontage.

1859
02:21:44,700 --> 02:21:50,200
And as I previously mentioned, we do have that buffer, again, along the southern edge.

1860
02:21:50,560 --> 02:21:55,560
So the entire building has been shifted in a couple of different directions

1861
02:21:55,560 --> 02:21:57,940
to make sure that that gives enough room.

1862
02:22:02,210 --> 02:22:06,650
The proposed development also supports safe, efficient circulation through coordinated access

1863
02:22:06,650 --> 02:22:10,270
on olive as well as grazer, including curb cut consolidation.

1864
02:22:10,270 --> 02:22:16,230
At the moment there are three curb cuts along these two sites or these few sites.

1865
02:22:16,970 --> 02:22:19,630
So we are consolidating those to two.

1866
02:22:20,010 --> 02:22:25,510
Additionally, it proposes a clear internal pedestrian network that includes the covered

1867
02:22:25,510 --> 02:22:29,390
pass-through for folks who might park in the rear of the building and look to use the

1868
02:22:29,390 --> 02:22:31,150
commercial on the frontage.

1869
02:22:32,210 --> 02:22:36,930
And then we also are improving walkability via a new sidewalk along

1870
02:22:36,930 --> 02:22:40,390
which currently is not present.

1871
02:22:43,100 --> 02:22:48,340
We are also enhancing the frontage treatments that are appropriate for their context,

1872
02:22:48,480 --> 02:22:53,680
given the site transition from the commercial olive at the front to the residential at the rear.

1873
02:22:54,320 --> 02:22:58,500
The mixed-use project with a high-quality design and with pedestrian amenities reinforces

1874
02:22:59,060 --> 02:23:03,960
the east olive corridor as a pedestrian-friendly reinvestment area for grid 4.

1875
02:23:06,700 --> 02:23:10,640
So for the community feedback, again, I'll go last through the community feedback,

1876
02:23:10,840 --> 02:23:15,900
and then I'll hand it over to the developer and applicant, Gary Hasenflu,

1877
02:23:16,260 --> 02:23:20,400
who can speak a little bit to his experience, and then we'll go through the parking demand study.

1878
02:23:21,080 --> 02:23:25,340
So through the multiple engagement sessions between the development team and the residents,

1879
02:23:25,540 --> 02:23:30,360
as well as the commissioners, we've heard a lot of emphasis of various priorities

1880
02:23:30,360 --> 02:23:33,960
that really allowed us to review and revise the development plans.

1881
02:23:33,960 --> 02:23:49,420
So we heard a desire to see a more comfortable landscape area, improved building placement, enhanced landscaping and screening along the south property, and a concern for the density, particularly as it relates to traffic and parking considerations.

1882
02:23:50,340 --> 02:23:55,840
So each of these points has been integrated into the revised plans and or addressed through various studies.

1883
02:23:55,840 --> 02:23:56,940
In

1884
02:23:59,140 --> 02:24:02,000
response to the community feedback for the plaza design,

1885
02:24:02,580 --> 02:24:05,700
we are now including enhanced landscaping, shade trees,

1886
02:24:06,360 --> 02:24:08,820
layered planting to buffer all of Boulevard,

1887
02:24:09,340 --> 02:24:12,900
and a central focal area to include a future art installation,

1888
02:24:13,220 --> 02:24:15,080
and a comfortable seating area as well,

1889
02:24:15,520 --> 02:24:17,260
shielded by the vegetation from the traffic.

1890
02:24:17,900 --> 02:24:22,480
The restaurant frontage opens directly onto the open pass through,

1891
02:24:22,640 --> 02:24:26,120
which we saw earlier, and encourages outward dining

1892
02:24:26,120 --> 02:24:31,340
and spillover activity into the plaza to consistently activate the space.

1893
02:24:33,100 --> 02:24:38,560
And just to be clear, this is the previously proposed one that you all saw,

1894
02:24:38,780 --> 02:24:43,400
and this is the updated one that's being reviewed this evening.

1895
02:24:46,370 --> 02:24:53,590
With regard to building circulation, key revisions have been made to include the covered pedestrian pass-through

1896
02:24:53,590 --> 02:24:58,130
that's linking the rear parking area with olive both visually and actively.

1897
02:25:02,110 --> 02:25:07,050
The building subbacks, we have provided deeper building subbacks along Grazier to increase

1898
02:25:07,050 --> 02:25:10,710
privacy and provide a software aesthetic transition to the residential neighborhood.

1899
02:25:12,690 --> 02:25:19,410
We've also removed a number of the sacks to essentially shift the building further

1900
02:25:19,410 --> 02:25:20,930
north and

1901
02:25:27,240 --> 02:25:28,920
the residential neighborhood to the south.

1902
02:25:28,920 --> 02:25:35,720
You'll see with landscaping and screening, residents expressed concern about the privacy

1903
02:25:35,720 --> 02:25:40,640
and the southern edge of the building in response the design has been adjusted with additional

1904
02:25:40,640 --> 02:25:43,680
layered screening of trees and shrubs and ground cover.

1905
02:25:44,240 --> 02:25:49,460
Certainly we're open to additional changes if the commission has specific feedback on this

1906
02:25:49,460 --> 02:25:53,820
which could include more opaque fencing along some of the amenities.

1907
02:25:53,820 --> 02:25:59,100
But we do see the importance of the established 35-foot buffer for the neighboring residents.

1908
02:25:59,480 --> 02:26:04,740
And we have exceeded that when and where possible while still ensuring that the amenities are

1909
02:26:04,740 --> 02:26:08,340
needed and that the parking remains intact to serve the entire development.

1910
02:26:12,510 --> 02:26:17,050
With regard to the density of the development, we heard a lot of concerns related to adequate parking

1911
02:26:17,050 --> 02:26:19,470
and additional potential traffic generation.

1912
02:26:20,270 --> 02:26:23,470
We'll talk about that a little bit in more detail later.

1913
02:26:24,950 --> 02:26:30,050
Sorry, this is another rendering that is of the wall a little bit further south so you

1914
02:26:30,050 --> 02:26:34,050
can see how the elevation changes from one side to the other.

1915
02:26:35,070 --> 02:26:42,350
But with regard to the density of the development, the developer has hired a transportation engineering

1916
02:26:42,350 --> 02:26:42,910
company.

1917
02:26:43,610 --> 02:26:48,730
Julie Nolfo is here from Lockmular Group who will walk us through the specifics

1918
02:26:48,730 --> 02:26:50,790
of her analysis and her findings.

1919
02:26:50,790 --> 02:27:10,230
But overall, while the project's residential density falls within the medium density range, the parking demand analysis confirms that this level of density in addition to the commercial uses are fully supported by the parking supply on site with an hour by hour demand well below the private capacity.

1920
02:27:11,230 --> 02:27:17,670
In addition to parking, we also heard concerns about traffic generated and the potential impacts on the surrounding roadways.

1921
02:27:18,170 --> 02:27:28,130
And we have been working with HR Green, the city's consultant, on that analysis and the report that we received showed that there were no recommended changes.

1922
02:27:29,490 --> 02:27:34,290
We understand specific concerns have been raised regarding the westbound left traffic.

1923
02:27:34,290 --> 02:27:46,550
I'm not sure if we were planning to talk about that today specifically, but from MODOT, and we're prepared to take direction on that to ensure that the entrances and exits are safe for all users.

1924
02:27:51,350 --> 02:28:04,850
Additionally, we have had a few reoccurring questions from the nearby neighborhood related to the location of certain site amenities, day-to-day operations, and potential neighborhood impacts.

1925
02:28:04,850 --> 02:28:10,890
So with respect to the pool and dog park, these amenities are intentionally located toward the perimeter of the site

1926
02:28:10,890 --> 02:28:17,830
so, again, that they can receive adequate sunlight throughout the day and placing them closer to the building would result in significant

1927
02:28:17,830 --> 02:28:21,670
shadowing for much of the day and reduce their overall usability.

1928
02:28:22,390 --> 02:28:28,930
Additionally, it would remove the benefit of having the tuck under parking areas to ensure that these amenities can remain both

1929
02:28:28,930 --> 02:28:30,830
compatible and respectful of the

1930
02:28:30,830 --> 02:28:32,370
nearby homes, they were

1931
02:28:32,370 --> 02:28:34,010
buffered with the landscape

1932
02:28:34,010 --> 02:28:36,430
buffer and the fencing, and the

1933
02:28:36,430 --> 02:28:37,830
property owner is also amenable

1934
02:28:37,830 --> 02:28:39,930
to reasonable limitations of

1935
02:28:39,930 --> 02:28:42,550
hours and noise to ensure that

1936
02:28:42,550 --> 02:28:43,770
they can function as a good

1937
02:28:43,770 --> 02:28:44,670
neighbor as well.

1938
02:28:45,630 --> 02:28:46,550
We've also heard questions

1939
02:28:46,550 --> 02:28:47,930
regarding trash management.

1940
02:28:48,750 --> 02:28:50,350
So to minimize the potential

1941
02:28:50,350 --> 02:28:52,510
impacts related to the odor

1942
02:28:52,510 --> 02:28:54,790
and visibility, all residential

1943
02:28:54,790 --> 02:28:56,050
trash and recycling will be

1944
02:28:56,050 --> 02:28:57,510
handled within a dedicated

1945
02:28:57,510 --> 02:28:59,790
trash room inside the building itself.

1946
02:29:00,470 --> 02:29:04,490
And then the commercial tenants will utilize a fully enclosed masonry trash

1947
02:29:04,490 --> 02:29:08,610
enclosure on the west side, which will be screened with landscaping and

1948
02:29:08,610 --> 02:29:12,450
intentionally positioned away from the adjacent residential properties as much

1949
02:29:12,450 --> 02:29:12,990
as possible.

1950
02:29:13,890 --> 02:29:17,430
So while trash service exists in a similar general location today,

1951
02:29:17,690 --> 02:29:21,790
our goal is to improve that and make it, you know,

1952
02:29:22,070 --> 02:29:24,910
an insurance not a nuisance for the adjacent residents.

1953
02:29:26,630 --> 02:29:36,710
Finally, we have received questions related to the potential school impacts based on the proposed unit mix, which is heavily weighted towards studios and one-bedrooms.

1954
02:29:37,170 --> 02:29:42,610
The anticipated number of school-aged children generated by a project like this really is expected to be very minimal.

1955
02:29:43,230 --> 02:29:51,410
So this is consistent with data for similar mixed-use project developments, which typically attract really young professionals, couples sometimes,

1956
02:29:51,410 --> 02:29:55,910
and downsizing households rather than families with children just because they

1957
02:29:55,910 --> 02:29:59,790
don't really have the room for it. As such the project isn't expected.

1958
02:30:10,120 --> 02:30:18,480
So I think I've covered quite a bit here. I know that's a lot to address. So obviously, if we can revisit anything and make anything more clear, we're happy to do so.

1959
02:30:18,980 --> 02:30:29,980
I am going to pass it over to Gary Hassin, who though he is the developer and the applicant who can discuss the project's vision, his commitments, and then we'll hear from Julie to talk through the parking lot.

1960
02:30:29,980 --> 02:30:32,220
I appreciate your guys' attention.

1961
02:30:32,480 --> 02:30:32,960
I know it's late.

1962
02:30:33,440 --> 02:30:33,960
Thank you.

1963
02:30:39,910 --> 02:30:42,190
I don't think that's right.

1964
02:30:42,550 --> 02:30:43,250
Thank you, Cecilia.

1965
02:30:45,370 --> 02:30:46,770
And you do?

1966
02:30:47,870 --> 02:30:50,330
Madam Chair, commission members,

1967
02:30:50,770 --> 02:30:52,990
Gary Hassenflue, Garrison companies,

1968
02:30:53,290 --> 02:30:55,030
2001 Shiny Mission Parkway,

1969
02:30:55,470 --> 02:30:56,370
Mission Woods, Kansas.

1970
02:30:58,490 --> 02:31:01,010
We're a multi-family and mixed-use developer.

1971
02:31:01,010 --> 02:31:12,150
There's a belt in over six states and all types of projects from historic rehabs,

1972
02:31:12,310 --> 02:31:18,870
where we have old warehouses and office buildings and the loss to new construction, like what we have here.

1973
02:31:19,510 --> 02:31:25,990
Our focus tends to be on infill development areas, which is what we look at this as.

1974
02:31:28,110 --> 02:31:34,990
And we feel like with the type of design, type of project, we feel we bring a lot of value to the city, to the community.

1975
02:31:35,690 --> 02:31:38,430
And that's what we hope you'll see here.

1976
02:31:40,650 --> 02:31:44,090
We've had a great relationship so far with city staff.

1977
02:31:45,770 --> 02:31:49,130
We've been at this with already eight months with them.

1978
02:31:50,250 --> 02:31:54,330
But we really want to make it – we want to get it right with you all.

1979
02:31:54,330 --> 02:31:57,810
And so it's going to take a number of more months, so be it.

1980
02:31:58,490 --> 02:32:12,250
But, you know, we're here to present, to continue to listen to both your comments and the rest of the public to bring forth the best project, project we can.

1981
02:32:12,890 --> 02:32:19,510
We started, as was illustrated earlier, with over 170 units.

1982
02:32:20,170 --> 02:32:31,290
We heard the comments about density and we brought that down, way down, in our opinion, certainly 257 units.

1983
02:32:32,170 --> 02:32:39,330
We brought the commercial down from 10,000 square feet to 8357 square feet, I believe.

1984
02:32:40,250 --> 02:32:42,410
And then we went out and got a parking study.

1985
02:32:43,470 --> 02:32:53,330
We wanted to know, just like you and everybody else, even with the staging of car trips during

1986
02:32:53,330 --> 02:33:01,090
the day and during the evening, how we'd sit, and it displayed that we can adequately part

1987
02:33:01,090 --> 02:33:01,990
this development.

1988
02:33:03,650 --> 02:33:08,490
And then I know you'll be hearing more on the traffic study, too, on how to address

1989
02:33:08,490 --> 02:33:08,810
that.

1990
02:33:08,810 --> 02:33:12,070
But we think that this is a great thing in this community.

1991
02:33:12,310 --> 02:33:18,630
I mean, we so far has been, over all the years, I think the owner has seen five commercial

1992
02:33:19,170 --> 02:33:21,270
developments here, none of which ever got approved.

1993
02:33:22,770 --> 02:33:27,250
And this is the first time that one has come forward where there's a considerable amount

1994
02:33:27,250 --> 02:33:31,790
of residential use, more in line with, you know, the residential uses to the SAP.

1995
02:33:33,710 --> 02:33:39,610
So that's why we feel this might be the best proposal for the community.

1996
02:33:40,950 --> 02:33:46,970
I think Cecilia made it clear on the different things such as building materials and the life

1997
02:33:46,970 --> 02:33:52,950
that we've considered in this development, which is very high quality, the last.

1998
02:33:54,830 --> 02:34:00,170
We've developed over 20 communities in these six different states.

1999
02:34:00,170 --> 02:34:04,630
and every one of them we've held for ten years or more.

2000
02:34:05,330 --> 02:34:13,850
And so we're in this for the long run and we're in this to operate it and manage it proficiently.

2001
02:34:15,350 --> 02:34:22,790
So in the long-term hold discipline we have, you know, commands that.

2002
02:34:24,330 --> 02:34:35,590
So, I feel like everything else that was made clear, such as our compliance with the comprehensive plan and the like, was well put forth.

2003
02:34:35,890 --> 02:34:39,970
And I'm going to be here to address any other questions you all have.

2004
02:34:41,430 --> 02:34:51,150
And if you'd like me to also respond to a neighbor's comments, you know, please let me know whether you want me to do that, because I'd be happy to.

2005
02:34:51,470 --> 02:34:57,930
But speaking of neighbors, we want to be a good neighbor, just making that very clear.

2006
02:34:58,110 --> 02:35:03,150
And this is why we're here, why we're going to do what it takes to present the right project for you all.

2007
02:35:03,790 --> 02:35:10,430
So with that, let me introduce Julie, Nolfo Blockmuller, and she'll go into the

2008
02:35:10,430 --> 02:35:11,810
parkings today with you all.

2009
02:35:11,890 --> 02:35:12,150
Thank you.

2010
02:35:12,430 --> 02:35:12,790
Thank you.

2011
02:35:16,300 --> 02:35:16,720
Good evening.

2012
02:35:17,200 --> 02:35:21,880
I'm Julie Nolfo with Modular Group, and I'm here to talk to you about parking.

2013
02:35:22,200 --> 02:35:27,000
It's not the most exciting thing, but it's basically just a lot of it is just

2014
02:35:27,000 --> 02:35:30,400
math, and so I'm going to walk you through what we did.

2015
02:35:31,240 --> 02:35:35,340
As Gary and Cecilia mentioned, the density was coming down.

2016
02:35:35,580 --> 02:35:40,520
At the time that we did this test for the parking study, I do a lot of carbon studies too.

2017
02:35:41,120 --> 02:35:45,700
At the time I was doing the parking study, we were at 160 residential units.

2018
02:35:46,060 --> 02:35:48,320
And so that is what the parking study is based off of.

2019
02:35:48,480 --> 02:35:52,880
So actually now that they're down to 157, that would bring the numbers down just slightly,

2020
02:35:53,220 --> 02:35:54,140
somewhat it's presented in here.

2021
02:35:54,140 --> 02:36:00,520
We also assumed that there was about 5,000 square feet of retail commercial type use,

2022
02:36:00,780 --> 02:36:06,460
and just under 3,500 square feet of what we considered a quick service restaurant,

2023
02:36:06,740 --> 02:36:11,740
no drive through, not like a traditional fast food, but a typical kind of fast casual restaurant

2024
02:36:11,740 --> 02:36:18,180
where somebody would be in there for 30 minutes, 40 minutes, but not a long period of time.

2025
02:36:18,180 --> 02:36:30,480
Okay. 250 parking spaces are provided on the site and the objective of any traffic or parking study, that habit of mine, any parking study is to essentially do two things.

2026
02:36:30,800 --> 02:36:39,080
One is to compare the proposed parking to the city standards to help you all understand where what's being proposed and how that complies.

2027
02:36:39,460 --> 02:36:43,600
And then secondly, to look at it as it compares to the anticipated parking demand.

2028
02:36:45,020 --> 02:36:49,240
So with that, where we start off with is with the baseline code requirements.

2029
02:36:49,660 --> 02:36:54,400
That is looking at each of the proposed uses as a standalone individual use

2030
02:36:54,400 --> 02:36:56,680
and what the parking would be required for that.

2031
02:36:57,140 --> 02:37:02,300
So you can see for multifamily, it starts out at two parking spaces for the first 50,

2032
02:37:02,780 --> 02:37:05,620
one in three quarters for the second 50 dwelling units,

2033
02:37:05,860 --> 02:37:10,600
and then any dwelling units in excess of that 100 is parked at one and a half.

2034
02:37:11,520 --> 02:37:15,460
With respect to general retail, very typical for spaces per thousand.

2035
02:37:16,140 --> 02:37:20,140
And then for a restaurant, you have one parking space for every three seats,

2036
02:37:20,400 --> 02:37:23,580
and one parking space for every 250 square feet.

2037
02:37:24,280 --> 02:37:27,000
So when we start with the baseline requirements and you add those up,

2038
02:37:27,200 --> 02:37:30,020
what you're seeing there is table one from the parking study.

2039
02:37:30,540 --> 02:37:32,060
They have the parking study.

2040
02:37:32,380 --> 02:37:35,400
The table one from the parking study.

2041
02:37:35,860 --> 02:37:39,920
When you add those all up, that comes up to 345 parking spaces.

2042
02:37:39,920 --> 02:37:45,040
Now, as I mentioned, the site has 250 proposed parking spaces.

2043
02:37:45,840 --> 02:37:51,420
That is obviously less than 345, and so that's a deficit of 95 parking spaces where we start with.

2044
02:37:52,540 --> 02:37:58,600
But the city's code has some provisions for joint parking, shared parking, and we refer to them.

2045
02:37:58,760 --> 02:38:03,820
And that allows some flexibility when you're going to be looking at a mixed-use development.

2046
02:38:03,820 --> 02:38:20,640
And that is often where we go to look for consideration of a reduction in parking because what we're trying to do is not have this massive parking field where every use is at its peak at the same time and requiring all these spaces because then you end up with a lot of asphalt out there.

2047
02:38:21,280 --> 02:38:28,780
So the joint parking provision in the city's code essentially is set up to allow consideration of a parking reduction.

2048
02:38:30,020 --> 02:38:35,440
If you break down all the language in there, which we had a meeting with staff, and we talked through it,

2049
02:38:35,800 --> 02:38:43,560
essentially what that says is it allows for up to 50% of the required parking to be jointly used by the various residential retail and

2050
02:38:43,560 --> 02:38:44,740
restaurant uses on the site.

2051
02:38:45,520 --> 02:38:55,200
So go back to that 345 parking spaces that each of them require, and that says that 173 of those, so 50% of them,

2052
02:38:55,200 --> 02:38:56,680
can not be considered shared.

2053
02:38:57,460 --> 02:38:59,940
But anything above and beyond that could be considered shared.

2054
02:39:00,420 --> 02:39:03,960
So when you look at that we have 250 parking spaces on the site,

2055
02:39:04,300 --> 02:39:06,600
there's about 77 that could be considered shared.

2056
02:39:07,440 --> 02:39:10,460
Essentially, in a very simple form, it means there's some flexibility

2057
02:39:10,460 --> 02:39:13,340
in how you can look at the parking on the site.

2058
02:39:13,820 --> 02:39:16,380
So at that point, I turn my focus to demand,

2059
02:39:16,660 --> 02:39:21,020
because really I need to make sure that the anticipated parking demand

2060
02:39:21,020 --> 02:39:23,940
for these various uses isn't going to exceed the 250.

2061
02:39:23,940 --> 02:39:27,440
Otherwise, my recommendation together would be that you need more parking.

2062
02:39:28,360 --> 02:39:34,360
So with that, we used, we went to some national data, Institute of Transportation Engineers,

2063
02:39:34,940 --> 02:39:38,940
has a parking generation manual sixth edition from 2023 with the last time it was updated.

2064
02:39:39,660 --> 02:39:45,000
That gives us statistics that we can use for peak parking for all these various land uses that we were talking about.

2065
02:39:45,860 --> 02:39:49,880
The other thing that it does is it allows me to look at the hourly fluctuation.

2066
02:39:49,880 --> 02:39:54,780
So residential uses, such as the multifamily's proposed here, peaks overnight.

2067
02:39:55,120 --> 02:39:59,240
Peaks in the nighttime and overnight when most of your residents are back in residence

2068
02:39:59,240 --> 02:40:01,460
and their vehicles are parked on the site.

2069
02:40:02,480 --> 02:40:05,320
Conversely, your commercial uses, your retail and your restaurants,

2070
02:40:05,520 --> 02:40:07,580
those tend to peak during the daytime hours,

2071
02:40:08,700 --> 02:40:11,880
predominantly lunch and afternoon and into the evening time period.

2072
02:40:12,240 --> 02:40:15,720
And at that time, the residential peak is down

2073
02:40:15,720 --> 02:40:18,240
and they're operating at about 70% of their peak.

2074
02:40:19,200 --> 02:40:23,800
So we basically, we look at all this and again, like I said, it's just kind of math at this point.

2075
02:40:24,420 --> 02:40:27,480
And you'll see table four and table five, that is in your report.

2076
02:40:27,700 --> 02:40:29,660
And that goes through the various hours of the day.

2077
02:40:29,840 --> 02:40:33,220
So you can see the residential demand, the retail demand and the restaurant demand.

2078
02:40:33,740 --> 02:40:35,780
You add those up, you get your total demand.

2079
02:40:35,960 --> 02:40:38,580
And we look at what percentage occupied the site is.

2080
02:40:39,180 --> 02:40:45,880
So we reach a peak overnight, as to be expected, because it's predominantly some residential in there,

2081
02:40:45,880 --> 02:40:47,860
for both the weekday and the Saturday.

2082
02:40:48,140 --> 02:40:49,460
We looked at both of those time periods.

2083
02:40:49,680 --> 02:40:51,520
At about 93% occupied.

2084
02:40:52,300 --> 02:40:56,500
So at that time, you'd have about 18 to 20 parking spaces available.

2085
02:40:56,880 --> 02:41:00,260
It's 18, but as I said, he's come down to 157 units,

2086
02:41:00,440 --> 02:41:02,240
so you're probably picking up a space or two there.

2087
02:41:03,160 --> 02:41:06,560
So essentially at that time, there'd be 18 available parking spaces

2088
02:41:06,560 --> 02:41:09,180
open on the site that aren't even being occupied or used.

2089
02:41:10,280 --> 02:41:13,420
If we focus on the weekday, table four to your left,

2090
02:41:13,420 --> 02:41:18,880
During the day, you'll see that your residents, a number of them might be off-site with their vehicle.

2091
02:41:19,560 --> 02:41:25,340
And you'll see that the fluctuation goes from a low of about 60% to a high of about 84%.

2092
02:41:25,340 --> 02:41:30,600
And that's really as your commercial and your restaurant is sort of going up and down in its peaks,

2093
02:41:30,780 --> 02:41:32,940
that you see that oscillation in there.

2094
02:41:33,700 --> 02:41:39,240
Now on a Saturday, your residents' patterns are a little bit more erratic, right?

2095
02:41:39,240 --> 02:41:43,140
not everybody leaves, likes to sleep in, likes to hang out at home, likes to be at home.

2096
02:41:43,600 --> 02:41:47,540
So you don't see that residential come down as much as you do during a weekday,

2097
02:41:47,640 --> 02:41:51,440
but you do still see your activity with your commercial, your retail, and your restaurant.

2098
02:41:52,060 --> 02:41:56,260
So you'll see that our percentage occupied, if you look at table five over on the right,

2099
02:41:56,720 --> 02:42:02,620
kind of varies between 70 and 70s up to even 92 percent occupied.

2100
02:42:03,460 --> 02:42:06,960
So basically what we do is we look throughout all of these hours,

2101
02:42:06,960 --> 02:42:09,440
And that then helps guide our conclusions.

2102
02:42:11,540 --> 02:42:15,200
It's our opinion that the proposed 250 parking spaces is sufficient.

2103
02:42:15,520 --> 02:42:17,160
The demand would be less than that.

2104
02:42:17,260 --> 02:42:22,480
And at any given time, there's at least 18, if not more, open, unused spaces on the site.

2105
02:42:25,170 --> 02:42:29,570
We recommend consideration of approval of proposed parking supply for Greater Station,

2106
02:42:30,070 --> 02:42:36,730
which is allowed the 27.6% reduction based off of section 405-800G,

2107
02:42:36,730 --> 02:42:42,190
which does allow for this concept of shared or joined parking, essentially.

2108
02:42:42,510 --> 02:42:48,750
So everything that was done through there is in compliance with how the ordinance is set up to consider it.

2109
02:42:49,230 --> 02:42:57,950
And so that is our recommendation that they would have enough parking on their site to accommodate the anticipated demand associated with the various uses

2110
02:42:57,950 --> 02:43:02,290
and would have enough of a surplus to accommodate any fluctuation.

2111
02:43:03,490 --> 02:43:08,490
So with that, you know, that concludes our presentation.

2112
02:43:09,090 --> 02:43:11,290
But I understand you guys probably have a number of questions.

2113
02:43:11,530 --> 02:43:16,770
So if you want to start with that, I'm happy to bring up the right person to answer it if it's not me.

2114
02:43:20,210 --> 02:43:27,550
I have a concern about density.

2115
02:43:27,550 --> 02:43:33,510
And it's really in some ways driven by the parking issue.

2116
02:43:34,010 --> 02:43:42,590
And I understand that the statistics show that you can manage this.

2117
02:43:43,050 --> 02:43:46,310
But they are statistics and they're based on averages.

2118
02:43:46,810 --> 02:43:53,130
And that is over large populations of areas, et cetera.

2119
02:43:54,230 --> 02:44:04,090
And, you know, just like the rain, you know, on your phone, it shows the percentage of rain there's going to be every hour, you know, in a day.

2120
02:44:04,450 --> 02:44:07,290
And, you know, then the rain comes and it's totally different.

2121
02:44:07,750 --> 02:44:11,350
So there has to be wiggle room.

2122
02:44:11,890 --> 02:44:15,350
And I don't think 18 parking spots is enough wiggle room.

2123
02:44:15,350 --> 02:44:17,870
And so then I think to myself, well,

2124
02:44:21,280 --> 02:44:36,560
the retail, I mean, could say the restaurant can only operate during the day and if they all leave, if it closes in five, there won't be a problem because we know for sure those extra spots would be there.

2125
02:44:37,940 --> 02:44:44,060
But who would rent? Who would lease a restaurant if they couldn't be open in the evening?

2126
02:44:45,500 --> 02:44:49,800
So I wonder whether there really is enough parking.

2127
02:44:52,000 --> 02:44:59,480
I wonder if it might be helpful to have Julie perhaps talk about what the underlying data is and what it covers.

2128
02:45:04,650 --> 02:45:09,290
It is national

2129
02:45:12,300 --> 02:45:24,060
data. We do tend to average out better than a meteorologist in general with our predictions, because they do take a pretty broad spectrum of data, and they sort of filter it down to different things.

2130
02:45:24,060 --> 02:45:29,700
So we picked suburban and we picked it for about the same height.

2131
02:45:29,920 --> 02:45:33,020
They break it between low-rise, mid-rise, and high-rises.

2132
02:45:33,760 --> 02:45:41,720
And so you can kind of run it through these filters to try to get it as specific as you can to multi-family suburban.

2133
02:45:43,680 --> 02:45:46,300
I think it's four to 10 stories.

2134
02:45:46,560 --> 02:45:49,700
It's the category for mid-rise, if I'm not calling that correctly.

2135
02:45:50,620 --> 02:45:52,380
It's not close to transit.

2136
02:45:52,380 --> 02:45:57,440
Like all of these things are taken into consideration because obviously if we were in a more urban

2137
02:45:57,440 --> 02:46:02,280
environment or more of a high-rise or more of a low-rise, things like that, it would skew

2138
02:46:02,280 --> 02:46:03,840
the parking differently in one way or another.

2139
02:46:04,540 --> 02:46:11,440
So we did run it through to basically try to get it as all the data as close to mimicking

2140
02:46:11,440 --> 02:46:13,440
what was being posted on this site as possible.

2141
02:46:15,370 --> 02:46:16,410
Thank you for the answer.

2142
02:46:16,410 --> 02:46:16,670
Yeah.

2143
02:46:24,000 --> 02:46:27,240
Well, I was going to say, do we have other questions about parking?

2144
02:46:27,720 --> 02:46:30,540
Do we want to try, maybe, so we don't keep switching?

2145
02:46:31,080 --> 02:46:34,800
Do we? I am well aware. I have worked with numbers all my life,

2146
02:46:34,820 --> 02:46:38,040
and I am well aware that you could make them say anything you want.

2147
02:46:40,300 --> 02:46:46,380
I don't think the parking's adequate. That's just my opinion.

2148
02:46:47,140 --> 02:46:54,160
And if I'm a resident there and I come home and you're not giving me a parking spot, I'm going to be math.

2149
02:46:58,350 --> 02:47:03,730
I guess I take a different perspective of it. When people approach me in parking, and Gary, I'll tell you this is what I call me.

2150
02:47:05,870 --> 02:47:11,870
It's math, and there's not a lot of ability to manipulate the numbers, essentially.

2151
02:47:11,870 --> 02:47:17,870
I mean, everything is – I am given, essentially, when you go into the data source, it tells

2152
02:47:17,870 --> 02:47:20,950
you the hourly fluctuation for the land use by percentage.

2153
02:47:22,050 --> 02:47:24,310
And that's what we apply to the peak parking.

2154
02:47:24,550 --> 02:47:29,250
So, I mean, I don't have a lot of wiggle room in it in these numbers.

2155
02:47:29,910 --> 02:47:32,470
I wish I could say it's more complicated than it is.

2156
02:47:32,670 --> 02:47:36,310
It's pretty much just going and looking at what the peak parking demand is and then

2157
02:47:36,310 --> 02:47:40,950
multiplying at times the order of fluctuation for the various land uses and adding it up.

2158
02:47:42,370 --> 02:47:49,430
I will say we, 10 to 15 years ago, and Dan probably would back me up on this,

2159
02:47:50,330 --> 02:47:56,090
there used to be a desire to provide such a surplus of perky that you always had

2160
02:47:57,590 --> 02:48:04,790
15, 20 percent extra of a cushion. And then I think as planning and design has evolved,

2161
02:48:04,790 --> 02:48:11,690
There's been a lot of reflection on we don't want to see these big open parking

2162
02:48:11,690 --> 02:48:13,470
locks that aren't being capitalized on.

2163
02:48:13,950 --> 02:48:20,610
And so that cushion has gotten smaller from the sense of that depending upon the

2164
02:48:20,610 --> 02:48:24,550
land use and when you have residential, you can have a smaller cushion because

2165
02:48:24,550 --> 02:48:26,910
those are people who are continually using those spots.

2166
02:48:26,910 --> 02:48:34,730
But do not have built-in 15-20% of surplus and then have it just in there

2167
02:48:35,650 --> 02:48:36,850
unutilized most of the time.

2168
02:48:37,090 --> 02:48:43,050
The only problem is there's nowhere for these people to go if they only know the parking spot.

2169
02:48:43,630 --> 02:48:46,790
They weren't going to park in the Walgreens across the street,

2170
02:48:46,790 --> 02:48:59,850
or the other part of it is that you're going to share, allow the property to the west access in there

2171
02:48:59,850 --> 02:49:02,690
so that they can get to Grazer to go home or whatever.

2172
02:49:03,590 --> 02:49:13,250
And I don't see that the traffic lanes in the back of the car are suitable for commuting through that parking lot.

2173
02:49:13,250 --> 02:49:17,450
So my understanding is that the cross access is a future cross access.

2174
02:49:17,590 --> 02:49:21,830
It's not being built at putting right now, but it will be there in the future.

2175
02:49:23,070 --> 02:49:33,070
Yes, that is sort of the best practice to try and consolidate as many curb cuts as possible so that there's less access points to major roads like all it.

2176
02:49:34,150 --> 02:49:39,690
So I think the thing is, even within the parking city that you gave us,

2177
02:49:39,690 --> 02:49:47,390
It said that the parking generation manual peak parking demand would actually be 299 spaces.

2178
02:49:47,990 --> 02:49:51,590
So I mean that's in the study that came from you.

2179
02:49:52,470 --> 02:50:01,750
The other thing is that the property to the west actually uses that property to park today.

2180
02:50:02,130 --> 02:50:05,370
So you also have overflow from the west property.

2181
02:50:05,870 --> 02:50:07,870
That is primarily where they park.

2182
02:50:07,870 --> 02:50:16,790
So I think, I mean, to me, based upon what we're seeing here, the parking is definitely not adequate.

2183
02:50:17,050 --> 02:50:25,230
Even for the residents there, you're saying residential demand is 232.

2184
02:50:25,710 --> 02:50:32,470
And I think when we look at residential demand, the initial required was 278.

2185
02:50:33,750 --> 02:50:41,870
So we have 278 on the initial table, 299 peak parking across all of them, and we're at 250.

2186
02:50:42,290 --> 02:50:43,250
So that's quite a gap.

2187
02:50:43,310 --> 02:50:46,790
So you're kind of mixing apples and oranges there.

2188
02:50:46,990 --> 02:50:52,930
So the 299 is if you assumed all three uses peaked at the exact same moment, which they don't.

2189
02:50:53,090 --> 02:50:54,650
And that was the point it was trying to make in there.

2190
02:50:55,090 --> 02:50:58,290
When you look at their individual peaks, that would add up to 299.

2191
02:50:58,290 --> 02:51:02,230
But that doesn't account for any kind of temporal or hourly fluctuation,

2192
02:51:03,170 --> 02:51:07,690
which the commercial is not open in the evening or in the nighttime, over nighttime,

2193
02:51:08,370 --> 02:51:10,270
when the residential is at its peak.

2194
02:51:10,450 --> 02:51:15,270
And that's why mixed use works when you have the right components there.

2195
02:51:15,450 --> 02:51:21,150
When you have residential with retail or commercial, it works because of how they're peaking characteristics.

2196
02:51:21,410 --> 02:51:24,910
So the 299 is just saying if they all peaked at the same time, it would be that.

2197
02:51:24,910 --> 02:51:31,270
But the very next paragraph says, it doesn't take into consideration temporal fluctuations, which is appropriate at this location.

2198
02:51:31,650 --> 02:51:38,730
So between 7 or 6 o'clock and 9 o'clock, you would normally never rest on open.

2199
02:51:39,570 --> 02:51:41,390
And the people will be home.

2200
02:51:42,490 --> 02:51:44,410
Some would be home, but not everybody's home.

2201
02:51:44,870 --> 02:51:47,290
Like, for instance, I'm not home tonight.

2202
02:51:48,630 --> 02:51:51,510
I mean, I'm a perfect example.

2203
02:51:51,510 --> 02:51:52,790
I'm not home tonight.

2204
02:51:53,690 --> 02:51:56,170
So, you know, not everybody is at home.

2205
02:51:56,750 --> 02:52:00,970
And that is where, if you follow through, there is,

2206
02:52:01,070 --> 02:52:03,650
it is assumption that as you get into the evening hours,

2207
02:52:03,850 --> 02:52:09,010
more and more residents are home, but not all of them are home.

2208
02:52:09,170 --> 02:52:14,270
And we assume full occupancy of this entire multi-family,

2209
02:52:14,670 --> 02:52:18,870
but not everybody is home by 6 or 7 or 8 o'clock at night.

2210
02:52:18,870 --> 02:52:26,190
But I mean, and then it bleeds over into the list of uses which are conditional or permitted.

2211
02:52:26,790 --> 02:52:30,770
There's a long list of types of businesses that can rent in there.

2212
02:52:31,050 --> 02:52:37,570
And I would think we would have to go through every one of those and really look at it and see when those businesses are open,

2213
02:52:37,710 --> 02:52:44,590
because those would affect the study and I don't think it drill down to all of those businesses.

2214
02:52:46,870 --> 02:52:53,330
Correct. The parking studies typically reflect the proposed – and I understand what you're saying.

2215
02:52:53,410 --> 02:52:56,670
There's a difference between what you're being asked to approve versus parking studies normally,

2216
02:52:56,890 --> 02:53:01,210
just like the traffic study does, reflects the proposal in and of itself.

2217
02:53:01,590 --> 02:53:06,390
So there is that disconnect that there might be other conditional uses that might be allowed.

2218
02:53:07,910 --> 02:53:10,850
One last thing I'll circle back to is the 278.

2219
02:53:10,850 --> 02:53:16,590
So that, when I said apples and oranges, that 278 is based off the baseline code.

2220
02:53:17,390 --> 02:53:21,350
So that has code and demand are different things.

2221
02:53:21,730 --> 02:53:28,430
Code is just what is required for your code and demand is actually what is anticipated to be done.

2222
02:53:28,430 --> 02:53:35,370
But our code, if our code, if we didn't have any retail and it was all residential, our code would be 278.

2223
02:53:35,530 --> 02:53:35,790
Correct.

2224
02:53:36,050 --> 02:53:38,690
And I would not be saying that there should be a shared parking study.

2225
02:53:38,690 --> 02:53:41,850
I would have told Gary when he called it, it's nothing I could do because there's no

2226
02:53:41,850 --> 02:53:44,450
share of parking element there because it was just the residential.

2227
02:53:45,210 --> 02:53:45,310
Yes.

2228
02:53:45,950 --> 02:53:50,210
However, and this is getting out of my area, it's Paterson, probably it's Jason's, but

2229
02:53:50,210 --> 02:53:51,690
it is a planned development.

2230
02:53:51,870 --> 02:53:57,530
And I've done parking studies for single uses, in particular, more often not multifamily

2231
02:53:57,530 --> 02:54:02,810
when they're in a planned development that shows a lot of times that you can use

2232
02:54:02,810 --> 02:54:07,550
a lower parking rate than what the codes require.

2233
02:54:08,490 --> 02:54:11,870
So I'm not saying that's what's being done here, but it is a plan development and there

2234
02:54:11,870 --> 02:54:19,210
is that flexibility to, I think it was said best, basically tailor the ordinance to the

2235
02:54:19,210 --> 02:54:22,570
code specifically to the site and that includes parking.

2236
02:54:22,730 --> 02:54:27,690
And it is not unusual that parking is one of the things that is considered in plan

2237
02:54:27,690 --> 02:54:30,930
developments at something lower than the typical baseline Coder parks.

2238
02:54:32,050 --> 02:54:36,790
So, again, there's that flexibility because they are doing a plan

2239
02:54:36,790 --> 02:54:37,150
development.

2240
02:54:39,450 --> 02:54:41,070
Yeah, I have another question.

2241
02:54:42,490 --> 02:54:48,490
Did any of the study take in UPS, FedEx, Amazon?

2242
02:54:49,630 --> 02:54:54,790
So the parking data basically is collective of the demand on the site

2243
02:54:54,790 --> 02:55:03,270
So, for example, and I don't have top of my head how many studies this was based off of, but I know it was, it looked at it, it was quite, there was quite a few of them, but say it's 30.

2244
02:55:04,030 --> 02:55:12,730
And so it doesn't differentiate who was a resident versus maybe running the front office or working with amenities versus delivery.

2245
02:55:13,050 --> 02:55:18,390
What they do is they just basically count the number of vehicles parked on the site at any given hour.

2246
02:55:18,770 --> 02:55:23,050
And so that captures anybody who's parked on that site at that time.

2247
02:55:23,050 --> 02:55:24,210
So it includes that.

2248
02:55:24,210 --> 02:55:28,890
Well, blueberries will take up four and five spots, and they don't care if they block everything.

2249
02:55:29,210 --> 02:55:34,110
Well, that becomes more of a, yeah, that's a tight issue, but yeah.

2250
02:55:34,230 --> 02:55:34,490
Yeah.

2251
02:55:34,750 --> 02:55:38,570
I live in a condo, and I can tell you for a fact, they don't care what they block.

2252
02:55:39,450 --> 02:55:39,710
Yeah.

2253
02:55:45,070 --> 02:55:48,330
But there's going to be a line up a little bit.

2254
02:55:49,830 --> 02:55:50,230
Okay.

2255
02:55:51,190 --> 02:55:53,130
If I may address that, sir.

2256
02:55:53,130 --> 02:55:55,810
about the topic at hand.

2257
02:55:58,370 --> 02:56:07,330
Our tenant population are going to be single people and very small families or couples, really,

2258
02:56:07,790 --> 02:56:10,750
because we're talking studio and one-bedroom units.

2259
02:56:11,390 --> 02:56:12,090
Just a handful.

2260
02:56:14,610 --> 02:56:15,890
Something like that.

2261
02:56:16,030 --> 02:56:18,210
Six, thank you, of two-bedroom units.

2262
02:56:19,670 --> 02:56:27,890
And what we're seeing in our communities now is a lot of tenants, especially in that demographic,

2263
02:56:28,370 --> 02:56:29,270
they don't have a car.

2264
02:56:30,770 --> 02:56:32,010
They don't need a car.

2265
02:56:32,710 --> 02:56:34,610
They're cheaper not to have a car.

2266
02:56:35,190 --> 02:56:35,970
It could be any more.

2267
02:56:36,330 --> 02:56:37,110
I'm not using it.

2268
02:56:38,370 --> 02:56:39,410
It may.

2269
02:56:42,050 --> 02:56:46,530
And sure, we have to take into account the worst of the ones that will.

2270
02:56:46,530 --> 02:56:54,210
But and this is just the start. I know I know maybe y'all think it's just sci-fi or something, but you know Waymo is out

2271
02:56:55,030 --> 02:56:58,910
And and they're driving where you don't need a car. You just call it

2272
02:56:58,910 --> 02:57:01,650
You can already use you uber to get around and

2273
02:57:02,650 --> 02:57:07,130
It's a lot of a lot of people a lot of young people are finding that it's cheaper to just do that

2274
02:57:07,130 --> 02:57:13,350
Where the own and pay the insurance the maintenance everything on a car the trend is go the other way

2275
02:57:13,350 --> 02:57:15,370
that there's going to be less spaces needed.

2276
02:57:16,470 --> 02:57:22,490
And certainly that's what we see as we start to plan our developments for the future.

2277
02:57:27,640 --> 02:57:31,520
Mike, I had some questions about the genuine wall.

2278
02:57:32,380 --> 02:57:34,480
It seems very high.

2279
02:57:34,880 --> 02:57:39,660
I wasn't sure that the landscaping would cover it.

2280
02:57:39,820 --> 02:57:43,320
It seems like it's taller than our revitalists would ever grow.

2281
02:57:43,320 --> 02:57:53,300
And I wasn't sure about how it would look from the resident's point.

2282
02:57:54,040 --> 02:58:01,320
It's much taller than we usually agree to in Grief Corps,

2283
02:58:01,820 --> 02:58:07,140
and it doesn't have architectural interest.

2284
02:58:08,200 --> 02:58:22,880
Yeah, I think we did do, you know, we tried to add some articulation with the, you know, the Hawaiians and adding, you know, the various layers of trees and things.

2285
02:58:23,340 --> 02:58:27,860
The rendering that you see right now is intended to show about a three-year growth.

2286
02:58:27,940 --> 02:58:30,380
So it's really just off the bat. It'll grow from there.

2287
02:58:30,860 --> 02:58:38,380
but certainly you're not going to be able to cover the whole wall with the growth just because of how tall it is.

2288
02:58:38,760 --> 02:58:44,280
And there is also a retention aspect, so it goes down a bit, which is why it's so tall.

2289
02:58:44,440 --> 02:58:48,600
So I think that's something that we would be happy to take feedback on.

2290
02:58:48,780 --> 02:58:54,920
It's, you know, we haven't really shown that we showed this to the community when we met with them a month ago.

2291
02:58:55,460 --> 02:58:59,180
It wasn't exactly, you know, a point that was fixated on.

2292
02:58:59,180 --> 02:59:10,000
There's a lot of things going on with this development, but if that's something that you all have feedback about, we're happy to hear it and, you know, see if there's anything that we can do about that specifically.

2293
02:59:11,140 --> 02:59:19,540
Well, I think my feedback would be that it looks like a meadow, and if it would need to be heavily forested.

2294
02:59:20,580 --> 02:59:21,880
Okay, that's helpful.

2295
02:59:25,600 --> 02:59:41,720
The other thing is looking at the dog park in the pool is I wasn't sure whether we had a lot of information about the design element, what kind of fencing and all of that.

2296
02:59:42,160 --> 02:59:46,960
I guess I would appreciate that that be in the next iteration.

2297
02:59:49,040 --> 02:59:53,840
I think at the moment it's being proposed as kind of a wrought iron fence.

2298
02:59:55,040 --> 02:59:59,780
But we've, you know, heard from others that maybe it would be good to consider.

2299
03:00:00,000 --> 03:00:09,380
So, I think that's a little bit more dense so that there's a more of the visual barrier, particularly for the residents to the south, and I think that's something that we could, again, get some feedback on.

2300
03:00:09,680 --> 03:00:20,700
And, you know, I'd love to present you with a plan that you all would support. So, if you have specific direction, we would love to hear it just so that we can try and get there for you all.

2301
03:00:20,700 --> 03:00:30,220
On the landscaping, I would also say there isn't a lot of information about how it looks

2302
03:00:30,220 --> 03:00:40,220
if you're driving from west to east on olive in terms of buffering plants and things and

2303
03:00:40,220 --> 03:00:41,080
just visually.

2304
03:00:41,780 --> 03:00:42,260
Sure.

2305
03:00:42,340 --> 03:00:46,000
We have the landscape plan, but no rendering of the vegetation.

2306
03:00:46,000 --> 03:00:58,040
Right. And then on OLLIP, when I look at the renderings, it looks like the parking for retail is like completely screened.

2307
03:00:58,040 --> 03:01:03,100
And I didn't know if that was really the case because you can't see any cars there.

2308
03:01:03,280 --> 03:01:09,780
So, I mean, if it can be done so that you don't see the parking, that would be good.

2309
03:01:11,520 --> 03:01:13,940
Do you mean these areas up here?

2310
03:01:13,940 --> 03:01:14,180
Yeah.

2311
03:01:14,180 --> 03:01:14,560
Yeah.

2312
03:01:15,360 --> 03:01:18,920
If you look at, there's like planter boxes and all kinds of things.

2313
03:01:18,960 --> 03:01:21,940
I think we've got the planter boxes over here specifically.

2314
03:01:24,540 --> 03:01:25,980
Let's see if I can find that rendering.

2315
03:01:30,400 --> 03:01:42,620
And I, one other visual and it's not the plantings, but I was a little taken aback

2316
03:01:42,620 --> 03:01:48,320
that you weren't going to replace the whole sidewalk on ours. I looked at it

2317
03:01:48,320 --> 03:01:53,520
with the Ugo maps and some of it is deteriorated. Sure. I know some of it you

2318
03:01:53,520 --> 03:01:59,120
will have to replace and then others and just all the colors. I think lots of

2319
03:01:59,120 --> 03:02:03,820
sidewalk is different and I would think if you didn't replace it all at once

2320
03:02:04,440 --> 03:02:07,140
within a few years you would have to replace some of

2321
03:02:17,480 --> 03:02:22,140
those. Just a quick

2322
03:02:22,140 --> 03:02:28,600
Another question you put the other, what do you want to call them, developments up and

2323
03:02:28,600 --> 03:02:29,420
down Olive Street?

2324
03:02:29,640 --> 03:02:29,740
Sure.

2325
03:02:30,720 --> 03:02:33,760
Your current price point do you have on that?

2326
03:02:34,100 --> 03:02:36,700
Where does that fall in the whole mix?

2327
03:02:38,060 --> 03:02:39,460
That's something Gary will have to answer.

2328
03:02:39,480 --> 03:02:45,600
And then the second question is, you know, with what you're doing with the study and

2329
03:02:45,600 --> 03:02:47,720
take a look at demand in that area.

2330
03:02:47,720 --> 03:02:54,440
What are you expecting for how full this kind of is, 70 or 100 or what are you talking about?

2331
03:02:54,440 --> 03:02:55,160
Yeah, beyond RAM.

2332
03:02:59,730 --> 03:03:05,530
To address the estimated project rents, studios we're looking at roughly 1,500 a month,

2333
03:03:06,250 --> 03:03:12,310
two bedrooms, 20, excuse me, one bedroom, 2,100 a month and 2,700 a month for two bedroom units.

2334
03:03:13,390 --> 03:03:16,670
And is that comparable with the other ones that you will hire?

2335
03:03:17,610 --> 03:03:21,150
Right in there with Oliver and others.

2336
03:03:21,150 --> 03:03:28,910
Okay. And with the demand that we have, what are you expecting or how full you're going to be?

2337
03:03:29,570 --> 03:03:38,450
We're expecting 95 to 96 percent right now in terms of infill developments in St. Louis County.

2338
03:03:38,830 --> 03:03:40,850
It's very low vacancy.

2339
03:03:42,810 --> 03:03:44,270
Are there utilities included?

2340
03:03:45,470 --> 03:03:45,810
I'm sorry?

2341
03:03:46,030 --> 03:03:47,350
Are there utilities included?

2342
03:03:48,070 --> 03:03:51,950
No, the tail is on top of sewer, a landlord would pay for sewer, water, trash.

2343
03:03:52,670 --> 03:03:53,970
The rest of the utilities are on the test.

2344
03:03:54,050 --> 03:03:58,030
So each unit is going to have their own RICO unit on the top, on the roof?

2345
03:03:58,650 --> 03:03:59,030
Yes.

2346
03:03:59,670 --> 03:04:00,450
Both condensers.

2347
03:04:02,370 --> 03:04:02,810
Interesting.

2348
03:04:12,360 --> 03:04:13,540
One for Jason.

2349
03:04:17,540 --> 03:04:21,120
Could we arrange some additional parking from the Hall of East Corn?

2350
03:04:21,600 --> 03:04:22,500
Was there a slot for sale?

2351
03:04:22,500 --> 03:04:30,600
Is the question, can you obtain additional parking on other properties in the area?

2352
03:04:30,740 --> 03:04:31,440
All of East Carter?

2353
03:04:31,900 --> 03:04:32,020
Yeah.

2354
03:04:32,360 --> 03:04:32,400
Yeah.

2355
03:04:32,580 --> 03:04:33,740
Were there properties for sale?

2356
03:04:34,500 --> 03:04:34,680
Yeah.

2357
03:04:34,960 --> 03:04:35,040
So.

2358
03:04:35,400 --> 03:04:37,660
They're walking easily, walking distance.

2359
03:04:37,980 --> 03:04:40,560
So that is an option that could be considered.

2360
03:04:41,020 --> 03:04:44,100
And that's off-site parking arrangements.

2361
03:04:44,460 --> 03:04:49,420
I think our code says within 300 feet of distance, though it does limit the distance where

2362
03:04:49,420 --> 03:04:51,480
you can obtain that additional parking.

2363
03:04:51,480 --> 03:05:02,640
The issue with that is that the property owner who's the giver would have to agree to encumber their property to be able to support another devolve.

2364
03:05:03,060 --> 03:05:13,120
And so while that is a provision in our code that does allow that, and there's agreement that would have to be drafted between the parties and our city attorney would have to review that,

2365
03:05:13,740 --> 03:05:16,280
I don't see that being utilized very often because

2366
03:05:16,740 --> 03:05:19,300
property owners don't want to encumber their property

2367
03:05:20,000 --> 03:05:22,400
in the future based on somebody else's uses.

2368
03:05:22,560 --> 03:05:25,720
But that is an allowable option that could be explored.

2369
03:05:25,920 --> 03:05:28,200
The credit union, for example, you know,

2370
03:05:28,280 --> 03:05:30,320
they don't utilize all that parking.

2371
03:05:30,480 --> 03:05:31,320
It's across the street.

2372
03:05:31,760 --> 03:05:33,720
Could that be something maybe where the employees

2373
03:05:33,720 --> 03:05:35,420
can park for the commercial component?

2374
03:05:35,940 --> 03:05:36,400
Potentially.

2375
03:05:37,800 --> 03:05:41,320
I think you get into a situation where would users,

2376
03:05:42,220 --> 03:05:45,140
would they appreciate parking over there if they're going to the retail?

2377
03:05:45,320 --> 03:05:47,060
That's a little bit, that's off-site.

2378
03:05:47,640 --> 03:05:50,180
So I think from a user standpoint, is that viable?

2379
03:05:50,620 --> 03:05:51,740
I'm not so sure about that.

2380
03:05:51,900 --> 03:05:55,340
But I think, you know, it could be an option in terms of a fail-safe,

2381
03:05:55,620 --> 03:05:59,880
where if there was a situation where this lot is full, what do you do?

2382
03:06:00,300 --> 03:06:04,580
Well, if there's an agreement where in those instances the credit union,

2383
03:06:04,720 --> 03:06:07,980
and I'm just saying this for example, I don't think they've been approached at all,

2384
03:06:07,980 --> 03:06:13,680
But they would be able to allocate some of their parking to be able to support this project.

2385
03:06:13,820 --> 03:06:16,100
So conceptually, it's possible.

2386
03:06:16,440 --> 03:06:18,360
But then the person has to cross Allen.

2387
03:06:19,220 --> 03:06:21,580
The person would probably cross Grazier or all.

2388
03:06:21,780 --> 03:06:23,660
That's right, where there's a pedestrian crossing.

2389
03:06:23,900 --> 03:06:24,200
That's correct.

2390
03:06:24,840 --> 03:06:26,660
How about one further question?

2391
03:06:28,040 --> 03:06:30,360
I think when you go further east, then you're talking about vacant.

2392
03:06:30,700 --> 03:06:31,120
It's vacant.

2393
03:06:31,740 --> 03:06:36,420
So are the properties further east of the credit union or all vacant for a long stretch there?

2394
03:06:36,860 --> 03:06:39,980
In my view, that's probably a little bit too far.

2395
03:06:40,580 --> 03:06:44,780
And then it gets a little more complicated, I think, when you go further than that.

2396
03:06:46,540 --> 03:06:49,500
But, I mean, these are things that could be considered.

2397
03:06:49,800 --> 03:06:54,060
But, again, I believe the credit union owns that proper, that vacant lot next to them as well.

2398
03:06:54,200 --> 03:06:58,220
So I feel like that would be unrealistic.

2399
03:06:59,340 --> 03:07:00,880
There's some potential solutions here.

2400
03:07:01,020 --> 03:07:02,980
I don't know if you'd be the way that's ever happened.

2401
03:07:03,600 --> 03:07:08,280
Yeah, I mean, we did start to have some of those conversations on the front end

2402
03:07:08,280 --> 03:07:13,780
and decided to not really pursue them just exactly for what Jason said.

2403
03:07:14,300 --> 03:07:20,980
Certainly we'd be happy to reengage in those conversations and see if the adjacent properties are amenable,

2404
03:07:21,040 --> 03:07:24,280
if that is something that would really help the commission.

2405
03:07:24,580 --> 03:07:27,340
I'm not, obviously, don't know, haven't started those conversations.

2406
03:07:28,040 --> 03:07:37,500
But then the other thing is, you know, just having people cross Grazier, not sure, you know, if that's something that people would do or if they would circle until they found something.

2407
03:07:38,460 --> 03:07:41,620
I wouldn't want to live there and have to cross all up to get them.

2408
03:07:41,780 --> 03:07:47,820
No, all of Grazier, just the credit union. But you're right, I would agree. That seems like a no thank you.

2409
03:08:03,520 --> 03:08:06,320
I think Bethany is going to present the staff report.

2410
03:08:06,480 --> 03:08:08,060
We can probably get through that tonight.

2411
03:08:08,280 --> 03:08:10,420
If the commission is agreeable, it's your decision.

2412
03:08:10,740 --> 03:08:13,480
And then I do feel like maybe public comments,

2413
03:08:13,660 --> 03:08:15,560
this will take us right up to tonight.

2414
03:08:15,660 --> 03:08:17,600
There are perhaps a little bit beyond that.

2415
03:08:18,040 --> 03:08:19,680
And so that's something you want to discuss.

2416
03:08:19,680 --> 03:08:24,040
whether you want to go ahead and do that, cover that aspect that can give us a stopping point.

2417
03:08:24,580 --> 03:08:29,200
And then you could resume the public hearing and continue it to the next meeting, January 20th.

2418
03:08:29,320 --> 03:08:32,760
And then we can go from there. But that's the decision of the commission.

2419
03:08:37,060 --> 03:08:40,940
Well, if we can't finish, then we'll have people coming in again next month.

2420
03:08:43,020 --> 03:08:43,820
Unload first.

2421
03:08:45,320 --> 03:08:46,060
It's up to you.

2422
03:08:48,220 --> 03:08:48,560
Okay.

2423
03:08:49,500 --> 03:08:50,680
Thank you.

2424
03:08:51,500 --> 03:08:52,540
No problem.

2425
03:09:04,600 --> 03:09:06,520
Don't put that in the notes.

2426
03:09:09,540 --> 03:09:11,140
Who is the very agreeable person?

2427
03:09:12,860 --> 03:09:13,780
Okay.

2428
03:09:19,390 --> 03:09:20,310
Okay.

2429
03:09:57,380 --> 03:09:59,280
Bethany Morris, City Planner.

2430
03:10:00,280 --> 03:10:09,200
So I am going to try and get through these and not repeat a lot of the things that were said previous by the applicant and give you that information.

2431
03:10:10,720 --> 03:10:20,120
So this is for applications for rezoning from GC general commercial district to the Grazier station P and D planned mixed use development

2432
03:10:20,120 --> 03:10:35,180
district with the site concept plan in a site development plan for the lots addressed as 11004, 110026, 11032 and 11056 all in Boulevard as well as 825 and 827 Grazer Road.

2433
03:10:35,180 --> 03:10:36,120
So

2434
03:10:38,590 --> 03:10:42,250
this is an existing aerial photo of the existing conditions.

2435
03:10:42,490 --> 03:10:46,770
The last time we saw a project at this location, it was for the QT gas station,

2436
03:10:46,930 --> 03:10:50,310
and that was approved by the Planning and Zoning Commission and denied by city council.

2437
03:10:51,790 --> 03:10:58,030
And there was, there used to be a commercial strip center here that has since been demolished.

2438
03:10:58,330 --> 03:11:01,730
This existing commercial strip center still has some businesses in it that are operating.

2439
03:11:02,410 --> 03:11:09,430
And then there are these two locks behind here, which are part of the proposal that used to have single-family residences on it.

2440
03:11:09,530 --> 03:11:10,830
Those have since been demolished as well.

2441
03:11:16,460 --> 03:11:19,060
So there are two applications that have been filed with this request.

2442
03:11:19,600 --> 03:11:24,120
One is for rezoning from that GC general commercial to the planned mixed-use district.

2443
03:11:24,600 --> 03:11:29,040
This would only be our second project that has gone through this process for the planned mixed-use development.

2444
03:11:29,200 --> 03:11:30,500
The first would be Olia Village.

2445
03:11:31,840 --> 03:11:36,800
And so that process includes a site concept plan for the site as well as development standards.

2446
03:11:36,980 --> 03:11:42,080
And those development standards are the tailored zoning code requirements for this specific project.

2447
03:11:43,320 --> 03:11:48,280
Then we also have the site development plan, which includes site clearing, demolition, grading, utilities,

2448
03:11:48,760 --> 03:11:53,680
and the construction of the singular building, parking lot, retaining wall, and attention base and construction.

2449
03:11:55,360 --> 03:12:04,920
There also will be a lot consolidation plat, a boundary adjustment that will be applied for at a later date as part of this development to consolidate those six lots.

2450
03:12:06,500 --> 03:12:16,560
Again, here is just the overall site plan for the project, Olive and Grazer, and then there's parking in the front to the side, and then the majority is behind the building.

2451
03:12:19,850 --> 03:12:24,810
Again, the request is for mixed use development on 4.42 acres called Graser Station.

2452
03:12:25,570 --> 03:12:27,390
It will be constructed in one singular phase.

2453
03:12:28,490 --> 03:12:31,830
And it's a four story mixed use building with first floor retail.

2454
03:12:32,770 --> 03:12:37,250
It does taper down to one story when we get closer to the single family residential uses to the south.

2455
03:12:37,990 --> 03:12:45,210
There will be 157 residential units ranging from studios to two bedroom units, the majority being one bedroom.

2456
03:12:45,210 --> 03:12:45,950
All

2457
03:12:50,270 --> 03:12:53,310
right, so there are provided 250 parking spaces on site.

2458
03:12:53,850 --> 03:12:57,810
There were three curb cuts on all of and three curb cuts on Grazer.

2459
03:12:58,010 --> 03:13:01,530
Those have been reduced to two curb cuts on all of one curb cut on Grazer.

2460
03:13:02,690 --> 03:13:07,310
The building is set back minimum 20 feet from all of Boulevard right here at this closest point.

2461
03:13:07,670 --> 03:13:09,990
And it is set back 10 feet from Grazer Road.

2462
03:13:10,650 --> 03:13:18,510
And it does include a 35-foot residential buffer where the project is adjacent to single family residential to the south.

2463
03:13:20,490 --> 03:13:26,490
The public amenities included are this plaza area, which has landscaping, public art, bench seating.

2464
03:13:27,410 --> 03:13:30,210
And then there's this covered area that also includes outdoor seating.

2465
03:13:31,330 --> 03:13:35,890
And then the residential amenities of the dog park and the pool area.

2466
03:13:38,120 --> 03:13:41,380
Okay, so I'm going to briefly go over the comprehensive plan.

2467
03:13:42,020 --> 03:13:45,700
Cecilia did a very good job of discussing the comprehensive plan and the requirements.

2468
03:13:46,180 --> 03:13:50,220
So the comprehensive plan is our long-range planning document for this area.

2469
03:13:50,420 --> 03:13:51,620
So I'm going to go through that quickly.

2470
03:13:53,380 --> 03:13:59,240
So this area is located in our neighborhood commercial place type district, which is within our easel of corridor.

2471
03:13:59,960 --> 03:14:03,700
As you guys are aware, our easel of corridor is a tricky area.

2472
03:14:04,160 --> 03:14:08,120
There's a range of zoning and there's different types of developments.

2473
03:14:08,320 --> 03:14:11,360
We do have some more dense developments and we have some stable family residential as well.

2474
03:14:12,520 --> 03:14:15,680
So this is the location of the proposal.

2475
03:14:17,000 --> 03:14:21,580
Because of the configuration of these lots and the number of lots that they have together for this proposal,

2476
03:14:22,040 --> 03:14:27,020
it is a more dense site than we normally see along Olive.

2477
03:14:27,100 --> 03:14:32,400
A lot of these sites along Olive here in this corridor are shallow,

2478
03:14:32,620 --> 03:14:34,480
and they're adjacent to single-family residential.

2479
03:14:34,700 --> 03:14:35,660
So that's what we're seeing here.

2480
03:14:35,740 --> 03:14:37,480
These are all the single-family residential uses.

2481
03:14:38,120 --> 03:14:39,380
These are the commercial up here.

2482
03:14:39,380 --> 03:14:44,880
So this lot is, it does have more depth to it, which would seem to support more density.

2483
03:14:45,280 --> 03:14:45,320
Yes.

2484
03:14:45,560 --> 03:14:51,520
So the only thing is that's only because you took two single-family residential lots.

2485
03:14:52,860 --> 03:14:53,260
Correct.

2486
03:14:53,500 --> 03:14:54,040
They added those.

2487
03:14:54,200 --> 03:14:55,060
But as you can see here.

2488
03:14:55,100 --> 03:14:59,960
But if you think about that, it's only more dense because you have single-family residential that you're...

2489
03:15:00,000 --> 03:15:07,740
Merging in with it. And I think this is exactly where we get to low density, multifamily, low

2490
03:15:07,740 --> 03:15:14,900
density would be a couple of units per acre. Medium might be 5 to 20. We're at 4 and a half.

2491
03:15:15,180 --> 03:15:22,800
So maybe we'd be at 100 if we were living by this here. And since we took two single families,

2492
03:15:23,100 --> 03:15:29,340
really it should just be one and one, right? Like, so I think that's where, you know,

2493
03:15:29,340 --> 03:15:37,000
And I think there's a lot of comments here, hopefully, that this is like a very big sticking

2494
03:15:37,000 --> 03:15:47,460
point in that we're saying low-density multi-family would not be 36 units an acre.

2495
03:15:47,800 --> 03:15:52,940
That's not called low-density multi-family per our definition of very big differences.

2496
03:15:55,220 --> 03:15:57,280
Per our zoning code definition, that is accurate.

2497
03:15:58,820 --> 03:16:06,200
So I did just want to point out that these two residential lots here that are part of this development are actually zoned commercial

2498
03:16:06,200 --> 03:16:14,040
They were they did have a single-family residential use on it, but they are zoned commercial and they're included in this zoning district for neighborhood commercial place type

2499
03:16:15,540 --> 03:16:22,920
And then yes, so you bring up a good point about the load and medium density and then what our zoning code requires for those definitions

2500
03:16:22,920 --> 03:16:29,680
Our comprehensive plan does not provide a definition for what low density is, what medium density is, what high density is.

2501
03:16:29,960 --> 03:16:32,320
So then we have to rely on our zoning code.

2502
03:16:32,480 --> 03:16:40,040
And our zoning code does have a definition of low density being no more than six units an acre, which is very low.

2503
03:16:40,860 --> 03:16:46,960
Medium is less than 20 units an acre, and then high density is 20 or more units per acre.

2504
03:16:47,060 --> 03:16:48,380
So that is what our zoning code says.

2505
03:16:48,380 --> 03:16:53,380
Again, that has not been updated since the 1980s, and that is not in line with the type

2506
03:16:53,380 --> 03:16:55,040
of projects that we see being built today.

2507
03:16:55,420 --> 03:16:56,900
But that is what Arzónico says.

2508
03:17:00,030 --> 03:17:00,170
Okay.

2509
03:17:00,790 --> 03:17:04,810
So then the neighborhood commercial place type district has some goals of like walkability

2510
03:17:04,810 --> 03:17:05,510
for the neighborhood.

2511
03:17:07,470 --> 03:17:11,910
It does have established, excuse me, retail boutiques, neighborhood service businesses,

2512
03:17:12,090 --> 03:17:12,950
small scale restaurants.

2513
03:17:13,190 --> 03:17:16,270
Those are all things that they want to see on that all of corridor.

2514
03:17:17,550 --> 03:17:19,650
Encourage outdoor dining and retail site amenities.

2515
03:17:20,070 --> 03:17:23,690
Encourage parking to be to the side or rear of the building or landscape if it's in the front.

2516
03:17:24,650 --> 03:17:28,230
Building facade frontages should be oriented to the primary street, which would be olive,

2517
03:17:29,670 --> 03:17:32,010
and easy automobile access and parking.

2518
03:17:32,190 --> 03:17:35,910
So those are the things that the comprehensive plan would like to see in projects at this location.

2519
03:17:38,130 --> 03:17:43,550
So this is going back to the comprehensive plan where we have that disconnect with what's proposed

2520
03:17:43,550 --> 03:17:46,490
and then what our zoning code says for low and medium and high density.

2521
03:17:47,210 --> 03:17:52,530
So the examples that our comprehensive plan shows for examples of projects in

2522
03:17:52,530 --> 03:17:57,550
the area that would make sense in this area or in this neighborhood district are

2523
03:17:58,270 --> 03:18:02,670
DeMine Point and Clayton and the townhomes in Station Plaza, both of

2524
03:18:02,670 --> 03:18:05,610
which are high density by our definition.

2525
03:18:06,330 --> 03:18:09,550
They are actually in line with the type of density that's

2526
03:18:09,550 --> 03:18:12,390
that's proposed for this project.

2527
03:18:12,970 --> 03:18:16,530
With demand point and Clayton being the most similar to what this project is,

2528
03:18:16,610 --> 03:18:23,130
it's on the corner, it's multiple stories, it has commercial uses on the first floor.

2529
03:18:24,170 --> 03:18:26,650
It also has 36 units per acre.

2530
03:18:26,850 --> 03:18:31,790
So this would be considered high density, but it was used as an example in our comprehensive plan

2531
03:18:31,790 --> 03:18:33,670
for the types of projects we want to see there.

2532
03:18:33,710 --> 03:18:37,870
So there is a little bit of a disconnect with what it's calling for in terms of definition

2533
03:18:37,870 --> 03:18:39,350
and then what it's showing as examples.

2534
03:18:41,710 --> 03:18:48,490
Okay, and so then some considerations based on our comprehensive plan review for this project.

2535
03:18:49,170 --> 03:18:49,830
Excuse me.

2536
03:18:50,270 --> 03:18:55,780
So this project does meet a lot of the goals of the comprehensive plan,

2537
03:18:55,820 --> 03:18:59,020
but there still are areas of consideration that need to be discussed.

2538
03:18:59,780 --> 03:19:03,420
So the recommendations for the ESL corridor include low to medium density,

2539
03:19:04,400 --> 03:19:06,060
but no definitions are provided.

2540
03:19:06,060 --> 03:19:10,420
So then like I spoke about, we have to rely on our zoning code definitions, which haven't

2541
03:19:10,420 --> 03:19:12,060
been updated since the 1980s.

2542
03:19:13,120 --> 03:19:17,800
Example developments are high density, which would be more than 20 single family units

2543
03:19:17,800 --> 03:19:18,200
per acre.

2544
03:19:19,860 --> 03:19:25,400
So this site is 4.42 acres, which provides more lot depth than average along all of

2545
03:19:25,400 --> 03:19:25,700
Boulevard.

2546
03:19:25,920 --> 03:19:28,200
So it does have the potential to support higher density.

2547
03:19:29,260 --> 03:19:33,140
It is a four-story building with 55 feet and it's 55 feet tall.

2548
03:19:33,800 --> 03:19:38,260
It is adjacent to lower buildings, but there are taller buildings within the

2549
03:19:38,260 --> 03:19:40,520
olive corridor, and I have some examples to show as well.

2550
03:19:41,620 --> 03:19:43,120
There are other – oh, there we go.

2551
03:19:43,560 --> 03:19:45,320
Okay, so this is the east olive corridor.

2552
03:19:45,500 --> 03:19:46,340
That's what we're looking at here.

2553
03:19:46,420 --> 03:19:48,260
As you can see, this is the zoning map.

2554
03:19:48,860 --> 03:19:50,760
There are a lot of different zoning districts here.

2555
03:19:50,920 --> 03:19:53,320
There's not one continuous zoning district.

2556
03:19:54,080 --> 03:19:57,040
So that means that there's different requirements for a lot of these properties.

2557
03:19:58,040 --> 03:20:01,940
And our property that we're discussing here is this cluster.

2558
03:20:03,400 --> 03:20:07,540
And then we have this area right here, which does have some very dense residential.

2559
03:20:07,820 --> 03:20:08,960
It's a different type of development.

2560
03:20:09,220 --> 03:20:12,720
It's a different type of zoning district, but there is some density in terms of residential.

2561
03:20:13,200 --> 03:20:16,920
And then we have this building here, which is also three to four stories.

2562
03:20:17,140 --> 03:20:18,140
So it's a taller building.

2563
03:20:18,760 --> 03:20:24,840
And then we have the building, the, I think it's down here, the HPE building.

2564
03:20:25,360 --> 03:20:25,900
That's me.

2565
03:20:26,620 --> 03:20:29,200
Further down, further down, which is also multiple stories.

2566
03:20:29,200 --> 03:20:30,640
And so I have some examples of those.

2567
03:20:31,600 --> 03:20:36,960
So this is that building that I was talking about that's further down all of its multiple stories.

2568
03:20:37,060 --> 03:20:38,020
I think it's five or six.

2569
03:20:38,780 --> 03:20:44,660
And then we have this building here, which is 10845, Olive Boulevard, which is three stories.

2570
03:20:45,520 --> 03:20:50,140
And then we have the nest, which is another apartment complex that was built.

2571
03:20:50,380 --> 03:20:53,860
Again, it's in a different zoning district, but it does have four stories,

2572
03:20:53,940 --> 03:20:55,680
and it is a little bit less dense as well.

2573
03:20:55,680 --> 03:20:57,840
I'm sure you can hold it fine.

2574
03:21:02,330 --> 03:21:05,630
Then kind of switching gears, that's the comprehensive plan.

2575
03:21:06,190 --> 03:21:10,130
So then we also have the three types of planned zoning districts.

2576
03:21:10,390 --> 03:21:19,130
So they are requesting with this application to rezone from GC to the planned mixed use development.

2577
03:21:19,790 --> 03:21:25,170
So we have three different types of planned districts.

2578
03:21:25,690 --> 03:21:30,050
The first being the plan makes these development, which is what they are requesting with this project.

2579
03:21:30,410 --> 03:21:35,070
Again, like I mentioned, this would only be the second project to go through this process, the first being only a village.

2580
03:21:35,750 --> 03:21:40,390
We also have the planned residential development and the planned commercial district or development.

2581
03:21:40,850 --> 03:21:46,810
And as the name states, one is purely residential, one is commercial, this type is a mix of both.

2582
03:21:49,260 --> 03:21:53,060
Okay, so just a little bit of a background on the rezoning and then what's required for it.

2583
03:21:54,260 --> 03:22:07,180
So the plan zoning district procedure provides a procedure to allow development that does not meet the traditional standards of the zoning code due to things such as project size, phasing, configuration, site conditions, or design features.

2584
03:22:08,500 --> 03:22:13,300
It must meet several criteria that's outlined in section 405-390.

2585
03:22:13,420 --> 03:22:14,800
I will be going through some of those.

2586
03:22:15,020 --> 03:22:18,640
There is much too many to cover in one meeting, so I'm just highlighting some of them.

2587
03:22:18,640 --> 03:22:22,500
But they are, I did go through all of them in the stack report.

2588
03:22:24,690 --> 03:22:29,370
Final approval by ordinance of the city council based upon recommendation by the planning and zoning commission.

2589
03:22:30,070 --> 03:22:36,550
And the site concept plan and plan district ordinance, which is the development standards will govern nearly all aspects of the development.

2590
03:22:36,710 --> 03:22:38,830
So that's that tailored zoning code for the project.

2591
03:22:44,890 --> 03:22:45,230
Okay.

2592
03:22:45,570 --> 03:22:48,310
So this is where we talk about the criteria.

2593
03:22:48,310 --> 03:22:55,570
There are four sets of criteria, and each of them have a different number of criteria with them.

2594
03:22:55,630 --> 03:22:58,830
I'm going to try and highlight those for you so that we don't have to go through all of them.

2595
03:22:58,990 --> 03:23:03,310
They do, I do go through all of them again in the staff report on page 10 of the staff report.

2596
03:23:03,790 --> 03:23:06,970
I do not know what page that is in the agenda packet.

2597
03:23:07,310 --> 03:23:09,310
I assume it's somewhere in the 300s.

2598
03:23:09,530 --> 03:23:12,690
But if you wanted to take a look at that, it's all included there.

2599
03:23:13,610 --> 03:23:18,670
So there are four eligibility criteria, eight public benefit options.

2600
03:23:18,830 --> 03:23:19,430
Those are not criteria.

2601
03:23:19,650 --> 03:23:23,010
Those are just options that it could meet, and they are not exclusive.

2602
03:23:23,210 --> 03:23:25,610
There are other ways that they could include public benefit.

2603
03:23:26,410 --> 03:23:31,750
There are 13 planned mixed use development design criteria and 14 review criteria,

2604
03:23:31,970 --> 03:23:34,830
which is applied to all planned zoning districts.

2605
03:23:36,750 --> 03:23:37,210
Okay.

2606
03:23:37,890 --> 03:23:39,990
So starting with the eligibility criteria.

2607
03:23:39,990 --> 03:23:43,630
I did want to mention, so there's four of those.

2608
03:23:44,190 --> 03:23:46,810
Those being is located on one or more lots,

2609
03:23:46,890 --> 03:23:48,270
totally at least three acres in size.

2610
03:23:48,710 --> 03:23:49,230
This meets that.

2611
03:23:49,830 --> 03:23:52,730
Cannot be approved under provisions of another zoning district.

2612
03:23:53,110 --> 03:23:53,910
That meets that.

2613
03:23:54,650 --> 03:23:57,730
Number three, the subject property is zoned for the eligible type

2614
03:23:57,730 --> 03:23:59,870
of planned zoning district, which is the case.

2615
03:24:00,510 --> 03:24:02,370
And then number four, which I've highlighted.

2616
03:24:03,330 --> 03:24:07,410
So criterion four, the proposed development must substantially comply

2617
03:24:07,410 --> 03:24:13,050
with the provisions of the section 405-390, which is the zoning code, and generally consistent

2618
03:24:13,050 --> 03:24:16,830
with the applicable provisions of the comprehensive plan.

2619
03:24:16,950 --> 03:24:20,590
So that's why we just went through the comprehensive plan and talked about the requirements there.

2620
03:24:21,350 --> 03:24:27,490
So for this criterion, there are some areas of discussion related to density that do

2621
03:24:27,490 --> 03:24:28,150
need to be discussed.

2622
03:24:28,790 --> 03:24:33,370
In general, the proposed development substantially complies with the plan zoning code

2623
03:24:33,370 --> 03:24:33,770
district.

2624
03:24:34,690 --> 03:24:42,650
The proposal is generally consistent with the applicable provisions of the comprehensive plan, subject to further discussion by the Planning and Zoning Commission regarding density.

2625
03:24:46,230 --> 03:24:47,550
And then we have public benefit.

2626
03:24:52,530 --> 03:24:57,490
So, like I said, there are eight options that are outlined that I would go through in the staff report.

2627
03:24:58,110 --> 03:25:01,670
They do not have to meet all of them, but those are just options that can be provided.

2628
03:25:01,670 --> 03:25:07,810
This project does provide several of those options for public benefit,

2629
03:25:07,930 --> 03:25:11,750
including quasi-public parking facilities for the retail component,

2630
03:25:12,770 --> 03:25:15,630
new sidewalks for added pedestrian connectivity throughout the city,

2631
03:25:16,170 --> 03:25:18,610
varying of new overhead utility wires where feasible,

2632
03:25:19,550 --> 03:25:23,070
inclusion of landscaped plaza, which is that corner area with the benches

2633
03:25:23,070 --> 03:25:26,430
and the public art, the covered outdoor dining area,

2634
03:25:26,690 --> 03:25:29,750
and high-quality architectural design with quality materials.

2635
03:25:29,750 --> 03:25:34,370
So it does meet a lot of those requirements there, present within this application.

2636
03:25:35,910 --> 03:25:38,290
Okay. Then we have the design criteria.

2637
03:25:39,230 --> 03:25:41,110
So there are 13 design criteria.

2638
03:25:42,110 --> 03:25:46,870
And the project does meet the majority of the design criteria with a few areas of discussion.

2639
03:25:47,070 --> 03:25:54,410
And so there seems to be two main areas of discussion that are touched on in criteria 2, 12, and 13.

2640
03:25:54,550 --> 03:25:57,810
And that would be sufficient buffer adjacent to the residential.

2641
03:25:57,810 --> 03:26:01,010
And so that's where that really tall retaining wall comes in.

2642
03:26:01,590 --> 03:26:03,850
So retaining walls are allowed to be within the residential buffer,

2643
03:26:04,130 --> 03:26:07,870
but the retaining wall that they are proposing is 38 feet in height,

2644
03:26:08,050 --> 03:26:09,130
which is very tall.

2645
03:26:11,490 --> 03:26:15,050
So that kind of comes up in criterion 2, 12 and 13,

2646
03:26:15,210 --> 03:26:17,770
and we're talking about sufficient buffers and things like that.

2647
03:26:18,450 --> 03:26:20,850
So the height of the retaining wall should be discussed,

2648
03:26:20,850 --> 03:26:23,710
including additional screening measures such as landscaping,

2649
03:26:23,710 --> 03:26:27,230
a solid fence or alternative design options to reduce that height.

2650
03:26:27,970 --> 03:26:31,750
And then also criterion four, which is efficient use of parking.

2651
03:26:32,910 --> 03:26:38,150
So discussion with based on the parking study to determine if the commission is comfortable

2652
03:26:38,150 --> 03:26:43,650
with the proposed 250 parking spaces to be shared amongst all uses and if it meets

2653
03:26:43,650 --> 03:26:47,990
the requirements of efficient uses of parking including cooperative parking facilities.

2654
03:26:48,170 --> 03:26:51,990
And so that's where you have to discuss that shared parking agreement and see if

2655
03:26:51,990 --> 03:26:56,050
I'm sorry, discuss that parking study and see if you're comfortable with the

2656
03:26:56,050 --> 03:26:57,010
numbers that they've proposed.

2657
03:26:59,480 --> 03:27:01,560
Okay, and then here's just a visual of the rotating law.

2658
03:27:01,660 --> 03:27:02,460
I know that they showed that.

2659
03:27:03,000 --> 03:27:04,560
I also thought this was helpful.

2660
03:27:05,140 --> 03:27:06,860
So this shows this is one of the houses.

2661
03:27:07,420 --> 03:27:08,580
It looks like three Martin Grove.

2662
03:27:09,440 --> 03:27:13,820
And then it gets lower here because this is also going to be the detention

2663
03:27:13,820 --> 03:27:14,240
basin.

2664
03:27:14,640 --> 03:27:18,740
So what we're going to see of this wall is going to be about 8 feet

2665
03:27:18,740 --> 03:27:19,060
shorter.

2666
03:27:19,200 --> 03:27:23,140
So I think we'll see 30 feet where it's the detention basin because it'll

2667
03:27:23,140 --> 03:27:25,680
be covered by the water and then this tree row.

2668
03:27:26,840 --> 03:27:30,740
Then it goes up from here, here's the parking lot, and then here is the proposed building.

2669
03:27:31,300 --> 03:27:34,560
So that's just another view of that retaining wall.

2670
03:27:36,260 --> 03:27:36,740
Okay.

2671
03:27:37,080 --> 03:27:42,800
So then our last set of criteria is the review criteria that all plan zoning districts

2672
03:27:43,380 --> 03:27:46,640
have to go through, and there's 14 of those criteria.

2673
03:27:48,000 --> 03:27:52,120
And the proposal substantially meets 13 of these criteria, and so I've only

2674
03:27:52,120 --> 03:27:53,800
highlighted one to discuss today.

2675
03:27:55,400 --> 03:27:59,480
So number one, the proposed development is in harmony with the general purpose and intent

2676
03:27:59,480 --> 03:28:03,360
of this chapter and is generally compatible with and implements the planning goals and

2677
03:28:03,360 --> 03:28:04,820
objectives of the comprehensive plan.

2678
03:28:05,260 --> 03:28:09,820
So again, that just comes back to doesn't meet the comprehensive plan in terms of density.

2679
03:28:10,140 --> 03:28:12,300
And so again, that's just the discussion that needs to be had.

2680
03:28:14,330 --> 03:28:14,690
Okay.

2681
03:28:14,810 --> 03:28:17,630
So then I also wanted to briefly cover the traffic impact study.

2682
03:28:18,470 --> 03:28:28,270
So the study does note that the northbound left turn movement on Grazer will eventually degrade from the current level of service E.

2683
03:28:28,430 --> 03:28:35,110
So that's what it's at now, level of service E, to level of service F by 2036 buildup.

2684
03:28:35,530 --> 03:28:36,550
So that's what we're looking at.

2685
03:28:36,630 --> 03:28:39,310
I won't change projected until 2036.

2686
03:28:39,950 --> 03:28:43,890
And it would just change from the current LOS E to LOS F.

2687
03:28:45,130 --> 03:28:50,350
However, corridor-wide signal timing adjustments by MODOT should address these concerns.

2688
03:28:52,170 --> 03:28:58,050
The study did conclude that node modifications to the existing street network are recommended at this time,

2689
03:28:58,150 --> 03:29:03,530
while noting that those timing modifications would help improve the intersection efficiency.

2690
03:29:04,390 --> 03:29:08,790
Since this study has been made and since the staff report has been put out, we have heard back from MODOT

2691
03:29:08,790 --> 03:29:17,070
And they have reviewed the traffic impact study and provided initial comments about the safety of the left turns on all of Boulevard from the development.

2692
03:29:17,290 --> 03:29:17,910
So that would be here.

2693
03:29:19,230 --> 03:29:21,130
These discussions are still ongoing.

2694
03:29:21,330 --> 03:29:22,250
So we're still discussing those.

2695
03:29:22,330 --> 03:29:24,110
We just heard from them last week about this.

2696
03:29:25,590 --> 03:29:32,090
And the city traffic consultant Dan Shane is here to answer any questions if you have any additional questions about the parking city.

2697
03:29:32,410 --> 03:29:38,310
I just wondered about the crosswalks for people who want to cross over.

2698
03:29:38,550 --> 03:29:41,990
I will let Google will bring to it a smoothie or something.

2699
03:29:42,870 --> 03:29:44,150
Could they repaint those?

2700
03:29:44,590 --> 03:29:47,210
Because they don't look very good and I don't think they're safe.

2701
03:29:48,090 --> 03:29:54,770
That is definitely something that we can discuss with them is repainting those existing crosswalks,

2702
03:29:54,890 --> 03:29:57,730
which I believe you're talking about right here.

2703
03:29:58,710 --> 03:29:59,850
because, yes, it is existing.

2704
03:30:00,000 --> 03:30:04,500
But the paint has come off, so that's absolutely something that we can discuss with them is to maintain that.

2705
03:30:04,840 --> 03:30:18,160
So are you talking with them about a left turn arrow or I think because right now it's just blinking yellow and the way that, I mean, regardless of anything new goes in there,

2706
03:30:18,540 --> 03:30:25,960
the way that when you're trying to turn left, the other car comes straight and you don't really know where they're going and you can't see it all.

2707
03:30:25,960 --> 03:30:29,980
I mean, it's a terrible intersection to go left from Grazier on top.

2708
03:30:33,660 --> 03:30:36,500
Our traffic consultant is here and he can answer those questions.

2709
03:30:36,700 --> 03:30:39,720
You can bring him up now if you want, but I do have a few more slides if you want.

2710
03:30:39,800 --> 03:30:41,780
Okay, bring him up when we're done. Thank you.

2711
03:30:43,000 --> 03:30:43,360
Okay.

2712
03:30:43,940 --> 03:30:45,400
I just have like two or three more slides.

2713
03:30:45,680 --> 03:30:46,460
Yeah, I appreciate it.

2714
03:30:46,620 --> 03:30:48,280
So then we have the shared parking study.

2715
03:30:48,440 --> 03:30:51,660
And so I feel like their consultant did a really good job of going through that.

2716
03:30:51,660 --> 03:30:56,560
So what I would like to just go through is section 405-800-G4.

2717
03:30:56,720 --> 03:31:02,280
And so that's our section of the zoning code that allows for this type of process to happen with the shared parking.

2718
03:31:02,940 --> 03:31:10,240
So it allows for up to 50% of the required parking to be used jointly or shared amongst uses if approved by the Planning and Zoning Commission.

2719
03:31:10,680 --> 03:31:20,100
So they are allowed to, you know, conduct this study and submit it for review to reduce their parking and have 50% of it shared because of this provision.

2720
03:31:20,100 --> 03:31:22,960
So they are following a provision that is allowed in our zoning code,

2721
03:31:23,120 --> 03:31:26,100
but it is something that has to be approved by the Planning and Zoning Commission.

2722
03:31:28,660 --> 03:31:32,220
So 345 parking spaces are required per our zoning code.

2723
03:31:33,600 --> 03:31:35,900
173 parking spaces cannot be considered shared.

2724
03:31:36,040 --> 03:31:40,760
So 173 of those has to be provided on site cannot be part of the shared number.

2725
03:31:41,860 --> 03:31:47,420
But any parking stalls beyond the 173 spaces may count towards more than one use.

2726
03:31:47,420 --> 03:31:55,160
And so that's what we're looking at with those additional, I think it's like 77 to get to the 250 and so that's where that share is coming in.

2727
03:31:55,740 --> 03:32:01,700
And then it's based on demand and not our code requirement by use.

2728
03:32:01,900 --> 03:32:06,820
So it's just a little bit different way of looking at it and reducing that number of parking.

2729
03:32:10,330 --> 03:32:15,650
Okay. And so I did just provide a summary of areas of discussion and I think some of those got cut off.

2730
03:32:15,970 --> 03:32:18,430
So, oh no, they're all in there.

2731
03:32:18,570 --> 03:32:18,670
Good.

2732
03:32:19,330 --> 03:32:23,010
Okay, so conformance with the goals and objectives of the comprehensive plan.

2733
03:32:23,090 --> 03:32:26,570
I feel like we've talked about that a lot along the east all of the corridor.

2734
03:32:27,230 --> 03:32:34,210
The proposed density of 157 units at 35.6 residential units per acre within the four-story building.

2735
03:32:35,170 --> 03:32:38,110
The overall site plan design and architectural quality.

2736
03:32:38,930 --> 03:32:42,590
The retaining wall height reduction measures or alternative screening options.

2737
03:32:43,390 --> 03:32:47,910
The parking study findings for the proposed 250 spaces to be shared amongst all uses,

2738
03:32:48,290 --> 03:32:50,370
and then the traffic impact study findings.

2739
03:32:50,810 --> 03:32:57,950
So that's kind of the summary that I put together based on our review at staff level of the proposal.

2740
03:32:59,330 --> 03:32:59,790
Great job.

2741
03:33:00,470 --> 03:33:00,990
Thank you.

2742
03:33:01,870 --> 03:33:04,990
And so then just to remind you of what we're doing tonight,

2743
03:33:05,530 --> 03:33:09,330
staff recommends that the commission provide feedback on these issues to the applicant,

2744
03:33:09,330 --> 03:33:11,530
as well as any comments received by the public.

2745
03:33:11,530 --> 03:33:19,150
Based on the direction given to staff and the applicant, any revisions to the plans can be made and submitted for further consideration in a vote at an upcoming meeting.

2746
03:33:20,610 --> 03:33:21,050
Okay.

2747
03:33:21,150 --> 03:33:22,350
Would you like to hear from Dan now?

2748
03:33:22,670 --> 03:33:22,870
Yes.

2749
03:33:23,130 --> 03:33:23,290
Okay.

2750
03:33:23,470 --> 03:33:23,750
Thank you.

2751
03:33:37,500 --> 03:33:38,740
Good evening, commissioners.

2752
03:33:38,780 --> 03:33:40,340
My name is Dan Shane with HR Green.

2753
03:33:40,600 --> 03:33:49,140
We are the city's traffic engineering consultant and we had a chance to do the traffic engineering study as an independent review for this development.

2754
03:33:50,500 --> 03:33:51,960
I'd be happy to answer any questions.

2755
03:33:51,960 --> 03:33:53,580
I know there's already one on the table.

2756
03:33:54,460 --> 03:33:55,920
And that is a great question.

2757
03:33:56,340 --> 03:34:03,460
If I can reiterate, the question, I think, was the northbound left turn has a flashing yellow arrow,

2758
03:34:04,460 --> 03:34:06,820
which is something that MoDOT's doing a lot of nowadays.

2759
03:34:07,020 --> 03:34:09,640
But right now, that is just a permissive movement.

2760
03:34:10,420 --> 03:34:13,740
So it becomes more challenging when you got opposing traffic.

2761
03:34:13,960 --> 03:34:14,700
Is that right?

2762
03:34:16,440 --> 03:34:17,880
Because they go straight.

2763
03:34:18,420 --> 03:34:20,260
And you don't know what direction you're going.

2764
03:34:21,240 --> 03:34:27,500
So when we met with MODOT last week, that happened to be one of their concerns too, so they recognized that as well.

2765
03:34:28,160 --> 03:34:36,860
At this point, we haven't done any analysis with it to change timings from the existing signal operations to make sure that would work or not.

2766
03:34:37,480 --> 03:34:48,440
But again, as Bethany said, part of the overall plan in the future as that level of service starts to degrade to a level of service F for the 10-year planning horizon,

2767
03:34:49,080 --> 03:35:01,300
Eventually, MODOT will have to come in, and they're agreeable to this, to come in and start retiming signals along all of Bulbar to make sure everything works together instead of just one isolated location.

2768
03:35:02,400 --> 03:35:13,200
Okay. I just don't understand how we could put a cool development there without changing when it already isn't working for the neighborhood. So that would just be my feedback.

2769
03:35:13,200 --> 03:35:24,940
Yeah, so we adjust the timing slightly, but if you think about all the traffic on all the Boulevard, it has a set cycle length that it just helps progress traffic through there.

2770
03:35:25,020 --> 03:35:33,820
We really can't start changing the cycle length of this particular intersection to be different than the upstream or downstream location.

2771
03:35:34,120 --> 03:35:37,300
So we're kind of confined to that, those parameters.

2772
03:35:37,300 --> 03:35:44,380
But the individual green time for Grazer Road, we can make slight adjustments to that.

2773
03:35:45,380 --> 03:35:54,420
So, as it turns out with this development and the additional traffic with, you know, compared to what the level service is today,

2774
03:35:54,900 --> 03:35:59,200
you know, Bethany said it goes from level service E to F in your 2036 volume.

2775
03:35:59,200 --> 03:36:06,680
It really accounts to about 10, an average of 10 seconds per entering vehicle of delay,

2776
03:36:06,980 --> 03:36:07,720
additional delay.

2777
03:36:08,960 --> 03:36:12,480
And that happens to kind of push it over that threshold from EDA.

2778
03:36:13,960 --> 03:36:15,680
Yeah, I just think, I don't know.

2779
03:36:15,800 --> 03:36:21,200
I mean, as someone who lives by there, I can't believe that because it's already very difficult to turn left

2780
03:36:21,200 --> 03:36:27,840
on D'Ala from Grazier when there are people coming from Walgreens in the neighborhood across the street.

2781
03:36:27,840 --> 03:36:34,860
So now, if everybody from – because you can't – with where the property is, we

2782
03:36:34,860 --> 03:36:38,540
are saying we have it out on the olive, but you also cannot turn left.

2783
03:36:38,680 --> 03:36:42,500
I mean, we say you can turn left, but it's not capable unless –

2784
03:36:42,500 --> 03:36:44,900
it's a Sunday morning and there's no traffic, right?

2785
03:36:45,300 --> 03:36:47,840
So everyone's going to have to funnel on to Grazier.

2786
03:36:48,340 --> 03:36:53,480
And if now people are funneling based upon where that is, you can't –

2787
03:36:53,480 --> 03:36:56,120
and people can't very easily turn left already.

2788
03:36:56,120 --> 03:37:01,000
I just think it doesn't it doesn't make sense the way finding how that would even work

2789
03:37:01,000 --> 03:37:05,800
Yeah, that could be that could be challenging and we brought that up today. Yeah to the applicant too

2790
03:37:06,320 --> 03:37:11,880
But because of that is the difficulty and make that left turn out of the unset Western driveway

2791
03:37:11,880 --> 03:37:16,460
Yeah, we did assign a lot of that traffic back through the site

2792
03:37:17,020 --> 03:37:20,540
Maybe not ideal but back through the site to Grazier Road, right?

2793
03:37:20,980 --> 03:37:22,820
And then make a left at Grazier

2794
03:37:22,820 --> 03:37:26,100
Again, kind of compounding the problem that you already have.

2795
03:37:26,440 --> 03:37:28,920
We understand that.

2796
03:37:28,920 --> 03:37:29,160
Okay.

2797
03:37:29,600 --> 03:37:30,140
Thank you.

2798
03:37:30,460 --> 03:37:36,580
Can it be fixed to be like Greg and Olive where you get the full arrow?

2799
03:37:37,720 --> 03:37:38,540
It can.

2800
03:37:38,760 --> 03:37:40,380
And that's what MoDOT wanted us to look at.

2801
03:37:40,540 --> 03:37:43,840
And we just haven't, we just met with them last week and we haven't had a chance to

2802
03:37:43,840 --> 03:37:45,160
dig into that just yet.

2803
03:37:45,300 --> 03:37:46,520
But it could be.

2804
03:37:47,280 --> 03:37:54,660
But keep in mind that when you add a protected arrow, that green time has to come from somewhere,

2805
03:37:55,040 --> 03:37:56,940
and it would likely come from Olive.

2806
03:37:57,580 --> 03:37:59,940
Well, the one at Craig and Olive isn't very fast.

2807
03:38:00,420 --> 03:38:01,500
Well, that's probably what you'd be looking for.

2808
03:38:01,520 --> 03:38:04,380
It isn't very slow, and you've got a –

2809
03:38:04,380 --> 03:38:06,900
But at least it gives the left turners a chance to get out.

2810
03:38:07,420 --> 03:38:07,460
Yeah.

2811
03:38:07,840 --> 03:38:09,860
So that's still on the table.

2812
03:38:10,640 --> 03:38:13,640
There's a couple other things we're talking about about, too, and not that as well.

2813
03:38:13,640 --> 03:38:15,580
Thank you.

2814
03:38:15,580 --> 03:38:16,760
Other questions?

2815
03:38:20,660 --> 03:38:22,200
Thank you.

2816
03:38:22,740 --> 03:38:24,060
Go ahead.

2817
03:38:24,720 --> 03:38:25,280
Sure.

2818
03:38:26,220 --> 03:38:27,980
Where is it of him?

2819
03:38:28,880 --> 03:38:29,840
Yes, okay, go ahead.

2820
03:38:30,240 --> 03:38:35,880
The traffic study had an adder put in for future growth in Aeolia.

2821
03:38:36,340 --> 03:38:36,800
Yeah.

2822
03:38:36,980 --> 03:38:37,740
Aeolia traffic.

2823
03:38:38,080 --> 03:38:38,260
Yes.

2824
03:38:38,260 --> 03:38:45,980
It seemed to be often involved of an adorabt considering probably a couple of billion dollars

2825
03:38:45,980 --> 03:38:47,720
in development that's going to go down there.

2826
03:38:48,300 --> 03:38:54,580
So the added traffic was, from Olio, was just like it says, it was added to our background

2827
03:38:54,580 --> 03:38:58,440
traffic volumes and those were specifically the numbers that came from the approved traffic

2828
03:38:58,440 --> 03:39:00,400
study that was completed for that development.

2829
03:39:01,280 --> 03:39:04,560
So those numbers were added to the background traffic.

2830
03:39:04,560 --> 03:39:10,720
In addition to that, because we recognize that's probably not enough to incorporate all of the growth in the area.

2831
03:39:10,860 --> 03:39:19,180
So we also applied a half a percent per year growth rate to background traffic, in addition to the old.

2832
03:39:19,260 --> 03:39:28,860
You've just seen, well, not that I have any expertise to defend why I'm saying that, but just those are massive,

2833
03:39:28,860 --> 03:39:34,820
of two massive developments, one that's already been opened and one that's in process.

2834
03:39:35,960 --> 03:39:41,780
Again, we used the data from the previous study and that was directly imported into our analysis.

2835
03:39:45,660 --> 03:39:46,180
Thank you.

2836
03:39:46,520 --> 03:39:46,880
Thank you.

2837
03:39:47,120 --> 03:39:49,380
So I think we're past 9.30.

2838
03:39:50,680 --> 03:39:59,180
I'd like to propose that we open it up for a few comments and go until however many we can get until 10.

2839
03:40:00,240 --> 03:40:02,000
Is that work?

2840
03:40:02,300 --> 03:40:02,640
Perfect.

2841
03:40:03,500 --> 03:40:03,860
Yes.

2842
03:40:05,500 --> 03:40:05,920
Okay.

2843
03:40:06,340 --> 03:40:08,140
I agree.

2844
03:40:08,560 --> 03:40:08,760
Okay.

2845
03:40:09,020 --> 03:40:10,040
All right.

2846
03:40:10,120 --> 03:40:12,880
So I'm going to go ahead and open it up.

2847
03:40:13,060 --> 03:40:17,200
We're going to take as many as we can take until 10.

2848
03:40:17,520 --> 03:40:21,320
And then obviously we are not voting on anything tonight.

2849
03:40:21,720 --> 03:40:26,960
You've heard a lot of feedback from here as well as from the city.

2850
03:40:27,900 --> 03:40:39,840
So I would ask if you, if I call your name and you don't have something to share that hasn't come up, an issue that has not come up yet.

2851
03:40:40,220 --> 03:40:48,660
So you saw Bethany's area of discussion here because we don't need to reiterate everything that we've talked about, right, right now.

2852
03:40:48,660 --> 03:40:52,980
So it's in line with the goals of the comprehensive plan.

2853
03:40:53,620 --> 03:41:02,360
We know that we need to talk about density here that it's higher than what their plan calls for today.

2854
03:41:02,760 --> 03:41:06,140
We've talked about the retaining hall, the parking study here.

2855
03:41:06,280 --> 03:41:07,820
We know we need to do more in traffic.

2856
03:41:08,540 --> 03:41:16,060
So if I call your name and you, if you have something not already on our list, then I would ask you to come up.

2857
03:41:16,060 --> 03:41:21,920
But if it's already on our list, then let's make sure we get to the topics we haven't talked about yet tonight.

2858
03:41:22,160 --> 03:41:24,080
If that's okay, that's what I would ask.

2859
03:41:24,900 --> 03:41:29,980
So, Jim, Cornelson.

2860
03:41:31,440 --> 03:41:31,920
Jim.

2861
03:41:34,980 --> 03:41:35,460
Okay.

2862
03:41:37,260 --> 03:41:38,000
So if you could just.

2863
03:41:38,180 --> 03:41:42,240
If you could please state your name.

2864
03:41:42,240 --> 03:41:45,720
Jim Cornelsen, a ten-time manager.

2865
03:41:46,680 --> 03:41:52,180
I'm a retired civil engineer, and at one point in my career,

2866
03:41:52,880 --> 03:41:59,880
I was the vice president of marketing for a developer, those guys right there.

2867
03:42:00,380 --> 03:42:05,980
I was directing them as what they should do with this.

2868
03:42:06,520 --> 03:42:09,300
You've got two major problems in my opinion.

2869
03:42:09,300 --> 03:42:19,640
One is the density. It's been discussed. It's out of code, so it should not be approved.

2870
03:42:20,400 --> 03:42:26,700
You know, if you come to a board like this, then you need to pay attention to what the rules are.

2871
03:42:27,560 --> 03:42:31,140
You don't just disregard the rules and hope you can make it through.

2872
03:42:31,620 --> 03:42:33,780
That's not the way the game should be played.

2873
03:42:33,780 --> 03:42:43,860
The second is parking. Parking, I think, is probably the major problem. They said

2874
03:42:43,860 --> 03:42:51,820
they had 160 units, they're rounding up, and they had 250 parking places. The

2875
03:42:51,820 --> 03:42:58,300
problem with this whole concept is the development is geared for young adults.

2876
03:42:58,300 --> 03:43:07,760
let's say 25 to 35 somewhere in there. These are kids that have good incomes, most

2877
03:43:07,760 --> 03:43:13,860
of them, but they tend to save money because they're buying cars so they

2878
03:43:13,860 --> 03:43:22,080
would rather save money on housing. A lot of them live together. One bedroom units

2879
03:43:22,080 --> 03:43:33,120
got two people in it. So if you have 160 units and 50 of those units are married

2880
03:43:33,120 --> 03:43:41,120
couples then you're at 270 parking places and they're only saying 250.

2881
03:43:42,020 --> 03:43:50,700
We're already out of bounds. I've seen, I was amused at the parking studies. I had

2882
03:43:50,700 --> 03:43:55,400
in front of my desk on the day three parking studies for one project.

2883
03:43:56,240 --> 03:43:57,600
And I said, what is this?

2884
03:43:57,740 --> 03:44:00,600
And they said, you could just push data into it.

2885
03:44:00,880 --> 03:44:01,920
Computer prints it out.

2886
03:44:02,020 --> 03:44:04,320
That's the three, which wouldn't you want us to use.

2887
03:44:05,360 --> 03:44:08,220
And that's what's wrong with parking studies.

2888
03:44:08,400 --> 03:44:12,320
I have no idea what data went into that study,

2889
03:44:12,720 --> 03:44:16,820
but I bet it didn't include an apartment project

2890
03:44:16,820 --> 03:44:23,700
that was geared for young adults. And then that's just normal living day-to-day.

2891
03:44:24,360 --> 03:44:29,440
Try Friday and Saturday night when they're partying and everybody comes over.

2892
03:44:30,100 --> 03:44:34,240
Where are they going to park? There's no space for them.

2893
03:44:34,580 --> 03:44:41,780
And if you park in a retail place, our police force is going to be spending days getting out tickets.

2894
03:44:42,620 --> 03:44:49,680
there's no parking. This project, if it crossed my desk, I would never have

2895
03:44:49,680 --> 03:44:56,120
approved it because there's too many things wrong with it. Thank you. You want

2896
03:44:56,120 --> 03:44:59,860
to go to a group like this with so much

2897
03:45:00,110 --> 03:45:11,270
Almost perfect plan. If you have to have a parking plan, you're already in trouble. And you know you're in trouble, so you're going to try to find some way to fix it.

2898
03:45:11,790 --> 03:45:24,990
This project, had it crossed my desk, I would never approve for this piece of land. It might be good on a college campus, but not that piece of property.

2899
03:45:25,330 --> 03:45:25,730
Thank you.

2900
03:45:25,990 --> 03:45:26,350
Thank you.

2901
03:45:29,220 --> 03:45:30,000
Brett Berger.

2902
03:45:38,600 --> 03:45:42,860
Thanks, everybody. Good evening. My name is Brett Berger. I reside at 10 Winfield Point.

2903
03:45:43,480 --> 03:45:46,940
My wife Allison Berger resides at the same address. She's yielding her time to me,

2904
03:45:46,960 --> 03:45:50,720
but I'll try to be as quick as I can and skip anything that's been gone over.

2905
03:45:51,520 --> 03:45:56,280
I want to first mention that neighbors really do want responsible development.

2906
03:45:56,500 --> 03:45:58,640
At this corner, we want to see this corner improved.

2907
03:45:59,160 --> 03:46:02,200
We want something that enhances the neighborhood and compliments the city.

2908
03:46:03,000 --> 03:46:08,180
The proposal before us is simply too dense, too tall, and too dependent on changing zoning

2909
03:46:08,180 --> 03:46:08,880
to make it work.

2910
03:46:09,060 --> 03:46:11,540
Our goal is something more correctly sized.

2911
03:46:12,720 --> 03:46:14,280
This is the part that I want to mention.

2912
03:46:14,460 --> 03:46:19,340
There's some important context that explains why the proposal feels so out of balance.

2913
03:46:20,560 --> 03:46:25,340
This particular property has been owned and maintained by the same organization for

2914
03:46:25,340 --> 03:46:32,940
for many decades, one of the most successful real estate developers in St. Louis.

2915
03:46:33,240 --> 03:46:34,020
We're all familiar.

2916
03:46:35,260 --> 03:46:41,000
Over time, many decisions made by the ownership of this property directly shaped the condition

2917
03:46:41,000 --> 03:46:42,360
and the viability of the site.

2918
03:46:43,300 --> 03:46:47,080
Years ago, tenants in both buildings in North and the South were placed on month-to-month

2919
03:46:47,080 --> 03:46:53,060
leases, effectively preventing any tenants from making meaningful long-term improvements

2920
03:46:53,060 --> 03:46:59,480
commitments to the property. Eventually, all tenants were moved out of the North Building, as you know, and it was demolished.

2921
03:47:00,200 --> 03:47:04,700
And even today, active tenants like Tyneivis are not allowed long-term lease, they're on month-to-month.

2922
03:47:05,260 --> 03:47:14,880
So when we talk about the property being vacant, dilapidated, old, out-of-date, it's important to remember that that condition is not by accident.

2923
03:47:14,880 --> 03:47:19,800
It's current condition is the result of the deliberate ownership choices over many years.

2924
03:47:20,300 --> 03:47:23,120
It's an extremely expensive property.

2925
03:47:23,580 --> 03:47:30,640
They're asking a lot of money for this property and because the asking prices remained extraordinarily high over many years

2926
03:47:30,640 --> 03:47:35,460
and all of the previous requests for development, different local developers have reviewed

2927
03:47:35,460 --> 03:47:38,700
and they've passed on this particular site.

2928
03:47:38,820 --> 03:47:41,360
They evaluated what could reasonably be built here.

2929
03:47:41,360 --> 03:47:45,100
at a scale that would be appropriate surrounding single-family homes and

2930
03:47:45,100 --> 03:47:49,300
concluded that numbers simply didn't work. And that's the heart of the issue.

2931
03:47:50,200 --> 03:47:54,380
The proposed project is not high density because the property requires that to

2932
03:47:54,380 --> 03:48:00,160
thrive. It's high density because the land price demands it. When a property is

2933
03:48:00,160 --> 03:48:03,820
priced so aggressively that only an extreme zone-changing project can

2934
03:48:03,820 --> 03:48:07,140
make the math work, the pressure inevitably shifts to city and its

2935
03:48:08,080 --> 03:48:13,540
It shifts through zoning exceptions, increased density, and future requested public financial

2936
03:48:13,540 --> 03:48:14,100
assistance.

2937
03:48:14,460 --> 03:48:18,660
In fact, the developer has already noted and signaled on their website that they fully

2938
03:48:18,660 --> 03:48:23,080
expect to receive similar help to the Olea Village project assistance that they've received.

2939
03:48:23,420 --> 03:48:27,220
And I want to be clear, the developer has been really great in reaching out to the

2940
03:48:27,220 --> 03:48:29,760
neighborhood, reaching out and working with us.

2941
03:48:29,860 --> 03:48:30,940
They have been fantastic.

2942
03:48:32,060 --> 03:48:36,980
But the sites are so different comparing a 95 or almost 100-acre site to something

2943
03:48:36,980 --> 03:48:42,280
that's less than five acres, this particular site does not deserve or need the latitude

2944
03:48:42,280 --> 03:48:44,940
that a general commercial district requires.

2945
03:48:45,140 --> 03:48:45,860
It's just not appropriate.

2946
03:48:46,920 --> 03:48:51,680
Also, let's not forget that this particular property owner litigated and sued the city,

2947
03:48:52,320 --> 03:48:56,120
took the city to court all the way to the Missouri Supreme Court, in fact, and that

2948
03:48:56,120 --> 03:49:01,660
caused the city quite a bit of time and money after the city appropriately denied

2949
03:49:01,660 --> 03:49:05,440
their high value, high volume, very high volume convenience sort.

2950
03:49:06,580 --> 03:49:14,740
I have some concerns about where the heart of the ownership team is on this particular property, if it's in our best interest for the city or not.

2951
03:49:15,440 --> 03:49:23,520
So now we're being asked to update zoning and we'll be asked to provide tax incentive or abatements, just like Olea Village, to make this project viable on this property, which I think is not a fair pattern.

2952
03:49:24,440 --> 03:49:29,980
Residents should not have to subsidize the valuation that's out of alignment with what the site can reasonably support.

2953
03:49:29,980 --> 03:49:38,440
The city should not feel pressured to approve density levels that have not previously been allowed adjacent to single-family residential Creefcourt homes.

2954
03:49:39,620 --> 03:49:44,440
Definitely appreciate the developer's effort, softening the building along Grazier Road.

2955
03:49:44,520 --> 03:49:53,980
But even with that the step down, four stories is just too tall next to single-family Creefcourt homes, which would be the first such adjacency in decades that I'm aware of.

2956
03:49:54,660 --> 03:49:58,820
North Grazier and all tributary streets serve about 255 single-family homes.

2957
03:49:59,420 --> 03:50:05,960
Adding 157 on one end cap increases that density localized by nearly two-thirds in a single project.

2958
03:50:06,180 --> 03:50:11,420
It's insane. The proposed project is more than 12 times more dense than the adjacent homes.

2959
03:50:11,540 --> 03:50:16,400
The single-family homes right next to there in Martin Grove, one house on about a third of an acre.

2960
03:50:16,560 --> 03:50:18,900
So that's three homes per acre.

2961
03:50:19,260 --> 03:50:23,020
This is 12 or 13 times more dense than that.

2962
03:50:23,020 --> 03:50:26,520
That is not a gradual step up to higher density.

2963
03:50:26,680 --> 03:50:28,440
It's a shock to the system in the area.

2964
03:50:29,300 --> 03:50:33,360
Instead, neighbors want a development that's right-sized, not oversized.

2965
03:50:33,720 --> 03:50:36,880
Planning and zoning should vote no, no change of zoning.

2966
03:50:37,400 --> 03:50:41,440
A project at a reasonable scale still can succeed and revitalize this corner.

2967
03:50:41,660 --> 03:50:43,380
Neighbors want this property developed.

2968
03:50:43,540 --> 03:50:45,880
We want it improved, but it's got to be fair.

2969
03:50:46,100 --> 03:50:48,880
It's got to be sustainable, and it's got to stand on its own

2970
03:50:48,880 --> 03:50:51,700
without shifting the burden onto neighbors or the city.

2971
03:50:51,700 --> 03:50:54,300
Thank you so much.

2972
03:50:54,300 --> 03:50:54,780
Lynn

2973
03:50:58,840 --> 03:51:00,340
Barry.

2974
03:51:05,640 --> 03:51:05,920
Okay.

2975
03:51:07,140 --> 03:51:07,720
Okay.

2976
03:51:07,980 --> 03:51:08,380
Thank you, Lynn.

2977
03:51:09,500 --> 03:51:10,200
Cheryl Richards.

2978
03:51:23,640 --> 03:51:23,880
Hello.

2979
03:51:24,360 --> 03:51:30,640
The one thing that I don't think anyone has mentioned is the regulations that are going

2980
03:51:30,640 --> 03:51:33,460
to apply to the dog park and the swimming pool.

2981
03:51:34,000 --> 03:51:37,420
The dog park is supposed to be opening at five in the morning.

2982
03:51:37,420 --> 03:51:43,300
and the swimming pool is going to have amplified music until 9 p.m. at night.

2983
03:51:43,820 --> 03:51:50,960
So I'd like you all to really think about those regulations and whether they need to be adjusted.

2984
03:51:51,660 --> 03:51:58,440
The other thing is the code that they used for the restaurant for doing the parking study.

2985
03:51:58,760 --> 03:52:04,780
There are a whole bunch of different codes for different kinds of fast food restaurants,

2986
03:52:04,780 --> 03:52:11,700
And it seems like the one they chose was deliberately designed so that it didn't have a PM peak.

2987
03:52:12,240 --> 03:52:19,220
And so I think it would help to clarify exactly what kind of a restaurant they were going to put in next.

2988
03:52:19,580 --> 03:52:20,040
Thank you.

2989
03:52:20,180 --> 03:52:20,540
Thank you.

2990
03:52:23,260 --> 03:52:24,120
Bo Shi.

2991
03:52:30,800 --> 03:52:31,920
My name is Bo Shi.

2992
03:52:32,220 --> 03:52:34,380
I'm on 1-0-1-1-margin.

2993
03:52:36,040 --> 03:52:37,800
There's a particular point.

2994
03:52:37,800 --> 03:52:44,280
One mention is that the swimming pool is closer to my house than to their own building.

2995
03:52:44,920 --> 03:52:53,200
I believe they already said that it's in terms of – my following statement is focused on the supporting materials submitted for the application.

2996
03:52:54,340 --> 03:53:00,080
Those supporting materials are inaccurate, unfair, and biased in my opinion.

2997
03:53:00,080 --> 03:53:00,620
So.

2998
03:53:00,900 --> 03:53:01,720
Hang on.

2999
03:53:01,840 --> 03:53:02,440
She can't understand.

3000
03:53:03,260 --> 03:53:05,340
Can you recognize your mask, maybe?

3001
03:53:05,880 --> 03:53:07,420
I think it's difficult to understand.

3002
03:53:08,840 --> 03:53:10,260
Thank you, sir.

3003
03:53:10,780 --> 03:53:16,640
The plan failed to mention how its density is in contrast to the adjacent neighborhood

3004
03:53:16,640 --> 03:53:22,660
sub-divisions and how that high density will impact the overall density of the area.

3005
03:53:22,660 --> 03:53:30,060
In the density comparison, the apartment buildings used for the comparison are unfair.

3006
03:53:31,180 --> 03:53:38,660
The plan used Vanguard Heights for comparison, however, the plan ignored the fact that there

3007
03:53:38,660 --> 03:53:42,200
were no single family houses next to Vanguard Heights.

3008
03:53:43,040 --> 03:53:49,520
The plan also ignored the fact that Vanguard Heights is in a community center district

3009
03:53:49,520 --> 03:53:53,060
for the critical comprehensive plan.

3010
03:53:53,700 --> 03:53:56,540
The same kind of comparison was used on King's Landing,

3011
03:53:56,960 --> 03:53:59,880
which is a mixed use in innovation campus district.

3012
03:54:01,180 --> 03:54:03,900
While again, there was no single family housing

3013
03:54:03,900 --> 03:54:05,400
next to the end of apartment building.

3014
03:54:08,570 --> 03:54:11,130
The next, which is also another apartment

3015
03:54:11,130 --> 03:54:12,090
used for comparison,

3016
03:54:14,520 --> 03:54:15,920
but it's in a similar scenario.

3017
03:54:16,860 --> 03:54:19,720
So I think Brad already did the correct comparison.

3018
03:54:20,180 --> 03:54:21,260
I'm not going to repeat that.

3019
03:54:21,260 --> 03:54:26,800
But in the traffic study, again, the analysis is basically flawed.

3020
03:54:27,780 --> 03:54:35,680
So it shows that out of the 160 residents, only 40 go to work in the morning if you look

3021
03:54:35,680 --> 03:54:36,340
at the data close.

3022
03:54:36,820 --> 03:54:38,320
So this is my estimate.

3023
03:54:38,500 --> 03:54:43,080
I want to emphasize this is my estimate, but I believe I understand the number correctly.

3024
03:54:44,040 --> 03:54:49,220
So I have no doubt whoever did the calculations use the science.

3025
03:54:49,220 --> 03:54:51,780
But I thought they use the common sense.

3026
03:54:52,420 --> 03:55:00,220
So how do you know that only one out of four residents who pay $1,600 a month doesn't go to work?

3027
03:55:03,020 --> 03:55:08,100
Again, in the traffic study, the subject property is compared to only a village,

3028
03:55:08,760 --> 03:55:12,820
which is a much larger development project that's not completed yet.

3029
03:55:13,020 --> 03:55:14,720
So there's a lot of uncertainty there.

3030
03:55:17,940 --> 03:55:28,320
So I skip a lot of those, but to summarize what I said, the supporting materials for the application basically are flawed and biased.

3031
03:55:29,100 --> 03:55:29,320
Thank you.

3032
03:55:29,320 --> 03:55:29,500
Thank you.

3033
03:55:32,550 --> 03:55:33,790
Linda Resney.

3034
03:55:43,970 --> 03:55:51,890
Linda Resney, 104 Grazer-Agers. The developer has repeatedly proposed unsuitable plans for

3035
03:55:51,890 --> 03:55:58,990
the neighborhood. The East Isle of Comprehensive Plan was developed by demand of the people

3036
03:55:58,990 --> 03:56:03,730
in the neighborhood. It doesn't fit everything else that's going on in Crevecore, but this

3037
03:56:03,730 --> 03:56:09,790
is what the neighborhood wants. At hearings that we've had at the rec center, there

3038
03:56:09,790 --> 03:56:17,450
large articulate opposition that told the developer that this wasn't going to run and

3039
03:56:17,450 --> 03:56:22,910
the reasonings for their opposition were much stronger than the things that have already

3040
03:56:22,910 --> 03:56:24,470
been eliminated.

3041
03:56:26,690 --> 03:56:31,890
You can play with the numbers for the parking and the traffic all you want to justify a

3042
03:56:31,890 --> 03:56:32,150
goal.

3043
03:56:32,490 --> 03:56:34,030
But we will have to live with it.

3044
03:56:34,230 --> 03:56:38,550
It's not like a conditional use permit when if it proves to be a nuisance you

3045
03:56:38,550 --> 03:56:39,150
can refocus.

3046
03:56:39,150 --> 03:56:44,890
The number of cars will accelerate the gridlock on Olive and Grazer, and I have to live there.

3047
03:56:48,430 --> 03:56:59,350
This hulking, I'm sorry, this is a monstrous building, and this hulking building will require far more services from the city than the small amount of return and additional taxes.

3048
03:57:00,270 --> 03:57:04,670
If you want something like this, go to Olia, which brings up another point.

3049
03:57:04,670 --> 03:57:09,830
Creek Corps may want to follow Olivet in development, like the Oliver.

3050
03:57:10,730 --> 03:57:14,650
But you already have the view and the vanguard and now Olia.

3051
03:57:15,030 --> 03:57:20,990
At this time, this could be excessive for the market for the number of people who are available

3052
03:57:20,990 --> 03:57:23,190
in all of these buildings that are being built.

3053
03:57:23,910 --> 03:57:29,070
You might not be able to cite all of my reasons as a way to oppose this,

3054
03:57:29,470 --> 03:57:33,490
but you only need to deny the crazy parking scheme and that will stop this.

3055
03:57:33,490 --> 03:57:40,110
And thank you for the vote. We want the best now and for the long term. Thank you.

3056
03:57:40,290 --> 03:57:41,330
Thank you.

3057
03:57:44,400 --> 03:57:45,280
John McGuire.

3058
03:57:50,200 --> 03:57:52,280
And this will be the last one for tonight.

3059
03:57:53,920 --> 03:57:59,680
Thank you. I'm John McGuire. I live at 836 Mary Meadows Lane. I've been there 46 years.

3060
03:58:00,360 --> 03:58:04,500
But I want to specifically point out and keep the commission aware of,

3061
03:58:04,500 --> 03:58:10,840
His merry meadows is not only downhill, but more importantly downstream from this project.

3062
03:58:11,480 --> 03:58:15,340
And when the Martin Grove subdivision was built during the construction period,

3063
03:58:15,840 --> 03:58:22,800
they did not mitigate the water flow, and people in merry meadows wound up the six to eight inches of water in their basements.

3064
03:58:23,400 --> 03:58:30,880
So my request to the council committee is that you observe during the construction process and afterwards.

3065
03:58:30,880 --> 03:58:36,980
We've been assured that MSD will make sure the final project meets all the standards,

3066
03:58:37,760 --> 03:58:40,380
really requesting that you watch the construction process.

3067
03:58:40,860 --> 03:58:41,260
Thank you.

3068
03:58:41,360 --> 03:58:41,720
Thank you.

3069
03:58:42,420 --> 03:58:43,300
Thank you.

3070
03:58:43,620 --> 03:58:44,040
Thank you.

3071
03:58:46,610 --> 03:58:47,150
I'm sorry.

3072
03:58:47,390 --> 03:58:47,890
I'm sorry.

3073
03:58:48,710 --> 03:58:52,310
I mean, we were taking the papers as we've gone through.

3074
03:58:52,790 --> 03:58:54,170
And we're repping at 10.

3075
03:58:55,470 --> 03:58:56,150
I'm sorry.

3076
03:59:06,710 --> 03:59:09,810
I said when I stopped this, so you're going to need to come back

3077
03:59:09,810 --> 03:59:15,890
to the next meeting on January 20th and that's okay. Okay. Thank you.

3078
03:59:18,820 --> 03:59:20,060
Okay. Thank you, everyone.

3079
03:59:20,320 --> 03:59:25,340
I appreciate everyone's time this evening. I'm going to go ahead and we'll continue this

3080
03:59:25,340 --> 03:59:30,880
public hearing on January the 20th. I appreciate everyone sticking with us this late.

3081
03:59:35,340 --> 03:59:39,340
You guys, what would you like to see, are we there?

3082
03:59:40,900 --> 03:59:45,420
You said it was a very expensive property.

3083
03:59:45,640 --> 03:59:50,980
Hang on, we've adjourned this piece and we need to get it so we can adjourn.

3084
03:59:51,260 --> 03:59:51,720
That's okay.

3085
03:59:52,800 --> 03:59:53,240
Okay.

3086
03:59:53,480 --> 03:59:54,220
Okay, thank you.

3087
03:59:55,000 --> 03:59:55,260
All right.

3088
03:59:57,420 --> 03:59:58,960
Work Agenda.

3089
04:00:01,780 --> 04:00:11,880
Tending applications. Done for the first meeting in January. So these items will roll over to

3090
04:00:11,880 --> 04:00:19,800
January 20th. For both of these. Yeah, two items. Our deadline for that meeting is Friday.

3091
04:00:20,260 --> 04:00:27,480
Okay. So we may have this one, but right now we're not aware. Okay, correct. Can we adjourn

3092
04:00:27,480 --> 04:00:31,360
Department of Report? Okay. Meeting adjourned.