requesting and so many permit for come on the ground and it appears you've already heard a brief overview by staff and the applicant is ready to proceed with their application there was a discussion of why we didn't do it i might as well address that now other projects in the vicinity when there was a reference to doing that project is proposing a community plan amendment this project is not proposing a committee plan amendment this project is connecting to county infrastructure but it's incidental and the way the planning department has determined that similar projects in current times is that there is no ga triggered and so we're exempt from compliance with h r s three four three or four we do comply because our actions are completely non substantive and basically incidental so introducing the project might go she is the lead architect for the project from design partners he's here with chris club truck traffic engineering consultant i do need to get out of the way that our regional traffic consultant has had some health issues in the in the past year has been able to participate he's not able to fly and so we did have to retain an additional consult engineer for the project project is in central this is the key for the project site this is the norse of collector road that's already developed here one thing that was brought up several times during mr pierce's presentation i think it's really important to orient everybody on the drainage way that occurs there was a it watershed that was shown all the way up to cool down to the what the ocean side and there's a big green spot that green spot is here this easement is where that water surface flows on to south to here road causing flooding consist actually it's supposed to go here supposed to go here but it also those go here is my understanding supposed to go take a left there and go under  project so basically this is what is referred to or has been referred to often as the commonly superblock whole area was owned hotel in the early ninety's or the ninety's there was this impression that there was too much hotel development on mali or too much in taxes own land it was developing community plans hotel so all the undeveloped land in this block was really doesn't need it as multifamily and so we are proposing a multifamily development which is for long term  rental and the reason that we have to do that is because we're in a special manage an area that needs to be consistency of land use committee planners multifamily that does not include short term rental that means that we need to do that as a proposed development r s m a major permit is a development and a use and that's what we're asking for multifamily use is permitted in the hotel zone and so that's how we are consistent we're also within the county's urban growth foundry completely surrounded by the element still one thing i do want to mention at this time is the maximum building height in the hotel h h two is hundred sixty feet now the key mechanics new plan allows for resort development forty five feet near the ocean seventy five feet up malcolm we're proposing center and so on these are character photographs of the project site it's very dry undeveloped site and here was partially created under a previous application i do want to say that that is really challenging to to develop a project and a parcel of this size as mentioned by one of the testifiers isn't for sale years under site before and we have a lot of feedback that we're receiving here today so i think it's really challenging but the project is designated  for development and i think it's an appropriate location these are some character photographs of the project area you can see the royal maui in there it's six stories a budding the ocean parallel to the shoreline  one of the good photos that show that i don't think i have a photo of is the stacking lane or the chewing lane on the road that's for vehicles that are trying to take that left turn into the project earlier in the project proposal we were proposing split so this is a flag lot but it's only one half of the right of way the applicant has use of the other half of the right away but he doesn't have control of it so that would be where signage would be placed in and that roadway is also used by the existing he regency and in this proposed one hundred percent affordable project that was not a two hundred project it was approved by the my planning commission not the council this applicant would be challenge to basically get those two other landowners or land users to agree to restrict their access or use on that roadway or there would be some sort of sign that says comolli grand residents can only turn right on the road i don't think that these are those are feasible we did meet with public works two separate times t discuss the issue of traffic they did confirm that that wasn't a feasible option for us to proceed with so in the context the project overview is two hundred seventeen units seven four storey buildings sixty three one bedrooms one hundred forty seven two bedrooms seven three bedrooms all units includes an eye for the question about what the obligation for workforce housing for this project is the county's workforce i was in ordinance is that twenty five percent of the units need to be you need to comply with the ordinance for the equipment twenty five percent of those units it was mentioned that this project the developer of this project is also the co developer of another hundred percent affordable project and that is how this project is proposed to be satisfied these are some of the amenities that are proposed to the project there was a discussion of density so this is density units per square units per acre of the developments in the area so this is the lowest of all of our neighbors in the context of size and units per acre the royal forty eight units per acre which twenty five and then there's a mix of the other one in the context of a lot coverage and floor area ratio the project is under its limitations by zoning in the context of here so this portion of the driveway is public and we're on the guest so people will be coming in the end of the day to day and then coming in to get their mail which is right here their typical floor plan for building we have three different building types but they're primarily in the same configuration there are thirty one units we have four units on the ground floor we accommodated tandem parking under the these are the rendering this is like rendering from the street side you look down here there's a little ledge and we're basically on the south side of a mall a shopping center looking towards the property and  and this is an aerial model looking at the site from the ocean morning i'm michael garrison with alcoholism i'm a landscape architect almost planner so what i'll do is walk you through the landscape plan real quick and then  through the circle or the loop here that is essentially a parking lot with the drive on so we'll be meeting all the conditions and in the county planting plan not only for show shade but also for all the other elements in the project so what i was saying is you circle through here and loop through whether you're coming in from north or east or west along the perimeter there is our neighbors who want to be good neighbors so there's about a roughly a six foot landscape of her outside of the end of the parking stall to the property line where there would be a stand and or what other ever ever coming straight from the planting plan the mouse county and the and also the ground covers small trees small to medium sized canopy trees and also interspersed with appropriate poem speech and so we can see that around the perimeter of the project especially on the side and so as we move into these areas it was mentioned there are three detention dates and we're calling this one two and three  the last one has an entry treatment similar to the front a little bit more emphasis on the textures and colors and the impact of that arrival experience so as you come in you'll won't perceive them as faces there consensually open spaces that are going to be landscape there is a walkway then in circles that whole area where folks of all ages to stroll safely  up and down that route because three and a half four percent slope it all ties back to the unit elevators the building elevators and connecting to the pool area the pole there is roughly almost three and a half acres of planting area that's about forty percent almost forty percent of the project footprint so please look at that and that's a lot of green plants which are generally native and also using technology that is low flow low water whatever would do the best job to sustain optimal growth for the plants we're here you can look and look at this plant list this is just the beginning of the plan last as we get deeper into the project find out the right thing to go on in the design process the availability of plants have problems and so on that would start to shape our final plant list this is an early plant list this came straight out of the  southgate road as well as a twelve inch line that extends up the private driveway and that's and that existing line includes three to just the meters for this property already existing and that will be used for the d  regarding regarding drainage the greeting and drainage plan we developed basically was to follow the existing grades of the site from two makati minimize the creating a required as well as changing developed we calculated in the increase of approximately twenty three point two two feet per second and this would be accommodated by the retention beaches on say so basically as runoff  trips are projected in the afternoon the distribution of trips is approximately ninety percent to lose or drive and ten percent to keep a room just to clarify if you're not knowledgeable what a trip is is when you below that is the projected twenty twenty one numbers these projections include truck traffic from the cocoa beach village project a llama heights on the hill a subdivision and come only point i in the morning and full vehicles in the afternoon and then i'll show you later on how that twelve you lose an afternoon gets distributed to project this is just a graphical representation of the product projected twenty twenty one feet our traffic without present the number of cars in the morning peak hour each movement are shown in green the number of cars in the afternoon the car for each intersection of of the service the green levels are the level of service without the project and the red levels are the level of service red letters are the levels of service with the project all the intersections operate at service or better and there's no change in the level of service for any of the movements with or without the project is basically  without or with the project there is a drop in the level of service for the movement at little or dr afternoon hours the traffic has actually gone down since twenty thirteen but in general the traffic in there is just two thousand and seven has been kind of trending upward note that in the two thousand and seven the traffic numbers were almost double of what the twenty fifth the numbers are so in ten years the traffic along this road has actually gone down significantly this is twenty four traffic bines are reviewed for the two roads together the traffic has actually declined from eleven thousand vehicles per day to nine thousand  drive to reduce traffic to and from the road from a traffic perspective this project is located within a half mile of a number of services such as fresh grounds convenience groceries schools parks on the beach and due to the close proximity of the services people living in the project will have an opportunity to walk to the services reducing the number of vehicles on the road but close proximity to other services because a petition is really necessary to exhaustively go through it and so thank you for your patience on that but we just really want to make sure that there was a clear and thorough explanation of the traffic situation you know it was mentioned previously that there's no medication proposed  basically what happens is when you do the accounts if there's there are standards that trip infrastructure improvements and so if nothing is stripped that's the initial position is that nothing is proposed and so i'm going through the even see review process we hear from the agencies we meet with the community and we find out you know more specifically from people in the direct this energy what they're interested in and public works didn't recommend any improvements as a result of the traffic impact assessment report but we did meet with the community we came up with the providing access for the key regency so there are some selective road and another thing i wanted to bring up is that we proposed to prohibit parking on the south side of the access road way to in order to allow vehicles to pass more easily and with that we're basically trying to adjust to the pride to the community even though we don't trip standards for infrastructure we were looking for creative ways to do improvements not in the county right away but that would have a positive impact on sales of the road in the context of construction mitigation the project is going to propose to do all the standard b m p that any project would need to do in order to get a grading permit and a construction for building permit prevent leeching of materials promote proper disposal of loose soil retention of ground cover in the last possible moment stabilisation of the needed areas early construction of drainage features minimisation of construction time does control water graded areas direc senses limit construction to normal daylight hours one of the other things that's not listed there that was a concern of the community is is access for construction all construction access is going to be off open or self selecting road is not going to any construction access themselves to the road or the  private driveway chapter two point one six is the residential work force housing ordinance i mentioned earlier the criteria twenty five percent even though this project is code developed with one hundred percent affordable project that was not a to each project it should also be mentioned that those those affordable credits that would be compensating this project only exist after the units are developed and occupy it all so there is no promise to develop future housing  is the units are developed credits exist the intent is to attribute them to this project water conservation measures are being adopted i believe that michael really thoroughly discussed this in the context of landscape architecture the project is going to be developed  are one ready so that basically when environmental management has the r one line in the project it's going to be you can connect it's already going to have the purple r one line built in there's a series of energy conservation measures that are built into the project  reiterate what what alan just talked about as far as walkability so this circle is is a half mile that's a five minute walk so basically a five minute walk is is generally understood to be the distance that the person's going to feel comfortable not getting in their car when you start to get past five minutes ten minutes they're like well maybe i'll just drive so these are all the amenities that are in that area the green bus stops are existing county bus stops the the great bus stops are proposed county bus stops so there's expansion because this is a dense did have a series of public meetings and we did really try to reach out with people understand what they were concerned about and adjust the project chris klug talked about how the building number one was moved to be in alignment with the the line of buildings on the north side you know in order to do that you have to sacrifice seven head on ocean views those are obviously premium units but the project was hearing what the committee said about private or public use from the roadway that i want to bring that up to h r s to a five a requires that you preserve public use to the shoreline to the mountain and so this project really has tried to provide use to the project from the lower drive as well as from southgate road by basically moving the product the buildings away from the property boundaries and then also providing a border through the middle of the boundaries you did hear from several single family owners moscow decided that they wanted the building to be the buildings to just be generally lower we heard at the meeting purchasing your home you look at a large piece of property that zone for a hotel and multifamily development undeveloped purchase shouldn't dissipate that the owner at some point will want to use their land that they're paying the property taxes on with the urban design review board thousand and seventeen we met with the community that was basically all members with all neighbors within five hundred feet received a mailed notice that was eight hundred eighty invitations that we mailed out so if you think about eight hundred eighty invitation and the volume of people that you're seeing here today i think the vast majority of people that receive notice are not overly concerned with what we're proposing there were forty three attendees at that site for that meeting there was also an additional certified notice of public hearings and a certified return receipt that would of been approximately eight  hundred eighty letters that go directly to the property owner they have assigned to a registered they received that was that was mailed out within thirty days of this public hearing and so the reason i'm talking about this is that we did we did try to meet with people in the conduct of the station or we didn't receive a specific letter of concern identifying issues that we could address to them to mitigate we did offer a meeting we weren't taken up on a meeting the next correspondence we received was the petition so i do think that we did try and identify what could be done to resolve this before we hear today that there was really an adequate opportunity to perspective the project is seven buildings four stories consistent with zoning and community plan in still development it's close to amenities it's close to existing commercial services it's close to schools regarding why we continue to want to have access on yourself select a road and south erode an operating under capacity at this time at some point it will be operating closer to capacity and maybe even overburdened at some point these before the market collector is built and so having an option of going to south erode or the north off electrode is better in our opinion in the us in the situation where there could be an accident nor self selecting road is not accessible but also one of the testifiers came up here today he lives in the vicinity and said everybody knows at sunset south the road is gridlock hearing feedback that the teacher doesn't want it we think it's better planning over the long term but in that context i think that we've covered all the issues that we wanted to bring up with as the presentation so thank you very much for indulging the length of it