i need an approval of the minutes for the nov twenty two twenty sixteen meeting support for right post communications from the audience for items that are not listed as a public hearing on the agenda can come forward at this time if not the next thing the next item is the unfinished business and table items which there are not any communications in petitions  sorry ok ok new business development plan for review for a proposed two phase mixed use three storey building at five thirty two west sixteenth street lake merrick developers l applicant if the applicant would like to come forward and talk about the project well greg bear with me thank you project was previously approved work back in march of fifteen building obviously hasn't started yet and we haven't started construction we kind of pulled back a little bit and came up with a redesign of the site little bit smaller footprint still ground floor retail with upper level residential eight units total sites currently zone beauty about a half acre parcel we're asking for an amendment to our prior puti approval here with me tonight is kevin  bryan the developers if you have specific questions on the building or uses within in the building you can certainly answer those questions any questions from commission question first this is a new site plan right yes if we could have a description of the project oh we had mixed use building live live work we get ground floor retail with upper level residential we don't know what the ground floor retail uses are going to be but we're building it on speculation and thinking that if we build it we've been trying to lease that space and haven't been successful without having a building there and i think the building was lit a fire that corner and will generate some interest a retail basis and we feel very confident based on what the same developers down on the north side of the street that the residential units would be very marketable how many residential eight eight units say your name hi kevin one felt and i'm working for the owners here as the builder in developer thank you and so the main floor retail as jack had mentioned approximately three thousand square feet and that could be twelve hundred square feet on each on each unit from front to back and then you go up to the third floor and you have two more flats style units where as opposed to that by the water there are more townhouse where you're going up and down stairs with each with each unit where here when you're the second floor everything is on it's on the same floor to the sorry go ahead marvin how many parking spaces are dedicated to each residential unit we have sixteen and say spaces sixteen and how many are you dedicating to the residential units proposing to sign these spaces or does he need them for specific units or i mean we have retail we don't know what the retail component is that precisely you know we had to so if you're a retail component requires all sixteen spaces or you're not having any parking then for the residents  i would say we're going to have probably one and a half per per residential unit ok so you're so six of these spaces are going to be dedicated to the residential units moving ten available for  spots right yeah and even if you came in with a retail use that would require twenty yeah yeah and i would say minimally one per per residential unit and you know we no plan for this point yet we have mark's report as far as landscaping lighting plan and recommendation were table you know obviously this time of year we're not going to be starting construction so we're totally fine with the table emotion of that your desire and coming back with the more detailed landscaping lighting and some of the other items that mark had in his memory to every one of those conditions if they were if we are to table do you want to table to update specific or the next explaining you know what january tenth that should give us plenty of time to develop those additional plans and then that extra building to the science that's proposed for later or speak to th yes the plan is to build the kind of the three thousand square foot footprint if you will and that would be an expandable area if we had somebody that says we want some more space  here thank you and other questions from commission members and rob as it were you have any questions or comments thanks for hearing this out some people to see whether or not mr appreciate your state your name my name dr mcbride i'm one of the partners and like mack developers and this project has had a number of lives in terms of cooperation and so on so th issue especially with the new parking lot going in so we were having to rethink that a little bit there was quite a bit of cooperation on our part in terms of how some of the lines were drawn as it relates to the property to the north of us and some cooperation on our part of buying a sixty foot piece of property that has a storm sewer underneath it so we're trying to understand maybe this is a new and different world but try and understand how that parking is now impacting us so all right might want to and tabling motion you might want to keep the public hearing open for the next meeting to have additional information correct because it sounds like they're not aware of it but you are aware that you get a picture percent credit for you so some of the work has happened already with some of the improvements to the building and now we're looking at the next phase being some improvements more towards the south to do some of those improvements and meeting with the city we s it's best to maybe look into getting this properly zoned before those improvements would happen so we're here to discuss that this plan would be what we'd be looking at doing for this coming summer to improve kind of visibility towards the thirty one corridor or for sales and then to omit access off from tenth street for vehicles and then creating a buffer of some sort and that's something we would probably work with the documents but before we got too far we thought we'd come and get your opinion on the general concept right any questions or comments from  property line we're looking at about twenty feet on both sides ten street side and on the property that joint to the east it's twenty feet on the side to tenth and i think it probably will be a little bit more than that to the east so it's at least twenty yes ok it was brought up just now i didn't think of it during its many does there need to be a fence at on the upper portion on the east side on the east side of that where it's a six drop how does that work well not than by code ok require that i mean that being said though i mean this will require an in administrative site plan review and they intend to do that come in point we're pretty early in the process so that could be a possibility is having two three foot sections as well let's something we could maybe work with part of it as we kind of like the idea of the lot being a little lower we think from that that side  kind of limiting the view but it'll still be the same with the step idea to it probably would look better than having a fence yeah right and just add that caught my attention so mark who owns the property to yeah i think that's a preliminary idea but what we wanted to do was kind of say let's see ideas we can create a buffer there in a sense we kind of have a parking lot green space with in then they're parking on that next to adjacent to tenth an idea is maybe to move that space to the other side and create a buffer you know one curb cut place yeah that's the same that we're not we're not changing that at all ok there was some discussion of whether we wanted to have one more curb cut there but right now that's not the intention i'm going to make the assumption the property line to the east you would be allowed to have a six foot fence a side you're yeah i'm going to assume that the property line to the south side you're on the side street or and that w we're i'd have to check the code but i just don't want to get a situation where we're requiring screening vegetative screening and they're going to have to put in a fence if they have to put in a fence that could be the screen yes i mean i think we're going to staff is clearly going to want to talk preference probably would be to do a heavier screen than to do the fence yeah for aesthetic reasons but yeah but the you know the whole notion of we're going to talk it further out of you know just somebody walking through there or taking one big step that you know that you know that you're going to hear that ministry review and i just want to ask for the people understood what the expectation of what could it's going to look nice real improvement great thank you good thank you thank you but this time i will open a public hearing anyone would like to come forward on this item they can do so at east are you gonna go without going here with the parking lot yeah they were going to go it twenty feet from the lot line correct marc marks going to show you your microphone's not on rap i heard that it would be twenty feet from the tenth street property line to the nearest edge of the parking lot is that is that accurate address that a second correct yes so the rezoning request a purty application shows the the red area on the screen ok and you can see this property also is owned by barbara for the site play and maybe i should more accurately say the concept plan i believe the showing part of this parking here going into that property to the east ok so just just look at i mean this is the front end of the building here if the applicant would like to come forward and confirm how many feet into that second lot that you do own and  here's the front of the building here ok so all of i'll tell you there's another section of the zoning ordinance that does allow in in situations where you have a commercial district that is adjoining a residential district the first twenty five feet so in other words the the west twenty five feet of this residential is zone property here can legally be used for commercial purpose so that may be what the what the applicant was intending to do but they have the legal right to use this this west twenty five feet here without getting it resolved to the scene to just ok they  so we don't have a number right now but they can go twenty up to twenty five feet into that residential lot to the east of the lot that is being proposed to rezone yes ok so yeah we're we're not asking for any more than that to that answer your question ok thank you for all this anyone else from the audience would you like to come for the public hearing in store open now ok at this time i will close the public hearing comments or questions from commission members mark help me out here so what if they sell that the residential so you're going to have to develop  them they're going to give so you can only develop twenty five feet if you own the lot the residential lot they can develop the whole thing if they want only the west twenty five feet of that but what property  we talk in the the easter west and talk in the east regardless of who owns the adjoining property if that property is on highway commercial the next parcel over can have twenty five feet of that parcel that adjoins a parcel that used can be highly commercial so i could buy that why i could build a house on one portion of it and i could lease the twenty five feet back to right b but that's what i'm getting at so they would have to leave if they developed that twenty five feet they would either if they sell it they'd have to lease it back to the new buyer or undeveloped but line that's this isa lot line just move it over twenty five feet to take in that part of the parking lot so they got one sliver of their property that zoned are to yet but it's fully legal right conforming and the rest of it could be sold off for a home site that's kind of what you're suggesting i mean i don't know whether you know i can't imagine they want to sell the property but all right public hearings closed any other questions or comments from planning commission members so now i jump up to say ok communications and petitions scheduling a public hearing january ten for the text amendments to the e d districts are we still moving forward on that that's at your discretion i mean there's no there's no immediate push for this this is just something that we should take care of we can we can get feedback from the city attorney and ensure to you next time