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Speaker 1:

• OK. And then we'll just move on to the action item, which is a consideration of

preliminary planned unit development. Plus, SRU, Special Review Use. O application, include 6, 16-60-A for both building size and number of units proposed, indeed allowing architectural features, to receive the maximum building height, for an elevator shaft. This will be a public hearing. The property has been posted, and have letters been sent to residents? Speaker 2: They were actually sent a week early. [crosstalk 00:00:44] It was an accident, but- Speaker 1: All right, well then- Speaker 2: Fortuitous. Speaker 1: We will get ready for the presentation then. Speaker 2: I can open up the application [crosstalk 00:00:53] Speaker 1: Are you the spokesperson? Speaker 3: Yes [crosstalk 00:00:53], he is. Speaker 2:

• Sure. Before you is an application for a preliminary PUD, and as a reminder,

that's a one-stop for the Planning Commission. So, what comes out of this review will guide this applicant in the future, in the next year, pending approval,

• r approval with conditions to move forward. So, this is a preliminary planned

unit development, and it includes, technically, three Special Review Uses but, two special review uses that pertain to section 16-60. That is, requires additional Special Review Uses. Speaker 2: So, it enumerates those additional Special Review Uses and, of those, 16-60A, is for both the building size, which exceeds 8,000 square feet, and the number of ... the amount of density that's proposed. So, it's kind of, an either-or. They actually meet both of those conditions, that they would be above that size and the density proposed, over four units. Over four units, they're proposing 32. Speaker 2: And, the second Special Review Use, is section 16-60B. And that allows 4 things that pop up above the building height. In this case, the elevator shafts are intending to exceed the maximum building height. All these properties are in the central business district zone. Speaker 2: The properties were noticed. I put a notice, by the vacant lot on 3rd Street. So, Tom and Sally Grand, own 108 and 118 East 3rd Street. That's lots one through

• four. Or, excuse me, I think it's 40 and 43 of lot two. And then, the other two

lots are 101 East 2nd Street, that's owned by David Sites, who's here, and 115

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East 2nd Street. That's owned by Ron Beetham, and that used to be the old Ned Feed, and it's across from the current Ned Feed. Speaker 2: Ron Mitchell, is the managing member of the Nederlands central business district re-development LLC, and he is the applicant proposing this in conjunction and on behalf of these property owners. The plan proposal includes 32 residential units, with average apartment size under 800 square feet. Some units are about 600 square feet. It's intended to serve a range of household incomes. Speaker 2: There are, intending to be three commercial businesses on the street level. Two

• f those anchor businesses, are the Animal Hospital across the street, and Hair

by Tracy. I actually made a mistake in the EM, and I only said that Hair by Tracy. But that was incorrect, and Ron Mitchell did point that out to me today. Speaker 2: There was one other mistake in the EM, it said we'd talk about this on January

• 25th. Not true, tonight, June 26th. I fixed those things online so that they're

correct for posterity, but I didn't re-send that to you. Speaker 2: So, continuing on, three commercial businesses at the street level, which would include 14 garages, 17 open-air parking spaces. Total square footage of all lots combined is 28,789 square feet. This is in the central business district, which does not have a minimum lot area, per dwelling unit required. So, it's basically based on the proposal. Speaker 2: The narrative indicates 10% of those residential units, so three units are to be dedicated to work-force housing, which is based on an incentive-based plan. Which, is basically housing rent reduction over the first four years, and then at the fifth year, it'd be paying market rate. The intention is to create a mixed-use structure, with businesses and residences to address the lack of commercial and housing units, while celebrating the distinctive nature of Beaver Creek, and revitalizing the neighborhood. Speaker 2: There were a number... Are you guys able to hear me out there? Speaker 2: Okay. Speaker 4: You just didn't mention the third business. Speaker 3: It's not known yet. Speaker 2: It is unknown. Sorry about that. Yeah, that was not specified. Speaker 2: And then, there were, specific concerns with respect to this application. I did have some public come in, to review the application and review the narrative. I didn't hear anything back, potentially, but I had folks who said they would

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definitely be at this meeting to attend, and had some feedback to give. So, I will let them do that themselves. But I will note, there is some consistency with the comprehensive plan, and, number of the elements that were noted in the comprehensive plan, were definitely met. Speaker 2: And then there were a number of concerns, from different departments, to include, Public Works. There were considerations like fire flow, adding a second covert on Snyder Street. Repaving Snyder Street, and a portion of 3rd Street, adjacent to the development, Adding a sidewalk that is ADA, and concrete curb and gutter. They wanted more explanation about parking lifts. Speaker 2: Understanding utility capacity analysis, is a big concern that was mentioned by Public Works and Utilities. Noting the existing water and sewer capacity needs to be evaluated for the number of units proposed. There may be capacity limitations at the town's wastewater treatment facility. Treatment plant may need to be upgraded to accept more volume. Speaker 2: There were also questions about irrigation and trying to understand those

• things. The Fire Department had some considerations, like, desiring a hydraulic

water model of the site and understanding building materials. Speaker 2:

• Staging. Obviously their concerns are mainly pertaining to access.

Speaker 2: S0 of those concerns, I did let the applicant know those concerns ahead of time. He provided an addendum to his narrative, which you see in your packet, which included all the information on building facades, that addition. And then he addressed, concerns that were given to him from, the Department. Speaker 2: So, I will answer any questions that you may have, but that is going to sum it up for me. Speaker 1: I thought it was a very complete, thorough package. Let's hear, if there's any questions, otherwise maybe we should hear from everybody then, try to snap. Does anybody have any questions just about the [inaudible 00:07:20], that she just went over? Speaker 5: I just want to say, great staff work. That was excellent analysis, and they really laid out the issues, clearly. Speaker 2: Thank you. Speaker 5: When I heard the number of pages in the packet, I was dreading it. But it all, easily digestible. Speaker 2: Thank you.

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Speaker 1: Okay then. Carrying those old note minutes. Speaker 3: The applicant's ready if you wanted to [crosstalk 00:07:40] Speaker 1:

• Okay. Let's go on then. So the applicant, to speak? David or Ron?

Speaker 6: I'm here on behalf of the other two owners, David Sites, and this is Ron Beatham, right here behind me. I would like to briefly address this, and say that I hope our packet is adequate, and address questions. Because I have a hearing problem, particularly I wanted a microphone here. I cannot hear any of you, so I'm going to ask David to, sort of, take over and answer questions or address them to me, if he can't answer them and interpret for me so I can hear. This was done for me at another reading, that's probably the best way for me to do this to make it fast enough, for everybody to understand. Speaker 1: Okay Speaker 6: I guess we should ... Do you all have our proposal in your packet? Speaker 1: Absolutely. Speaker 6: David can, take it from here. David Sites:

• Okay. My name is David Sites, I live at 101 2nd Street. My property is part of the
• proposal. And, I'm not sure how effective it is to read various sections of the

proposal to people. But, in terms of the cover, I'd say, get close enough to my

• eyes. Big thing is the proposed planned unit, of in the Nederlands central

business district. It is designed to provide commercial activity on the ground floor, along with high-density housing, and often special uses on the upper floors, in accordance with CBD usage refineries. David Sites: It will help revitalize the neighborhood, helping the widely acknowledged housing shortage in the region, and celebrate the distinctive character of Beaver Creek which flows through the property. It preserves the character of commercial neighborhood to the west. By limiting the commercial activity on the west side of the development, and preserves the neighborhood aspect to the east, by orienting the housing compartments in that direction. David Sites: The project is the first phase of a larger alpine [inaudible 00:09:44] project. To read about the CBD, which is one that is proposing. The properties in the development are currently owned by David Sites, Ron Mitchum, Ron Beatham, and Tom and Sally Grand. NCEDR has an option of purchased the Tom and Sally property and effectively controls it. David Sites: Upon project approval, the properties will be combined into an LLC, in order to finance the building. With appropriate approvals, we'll then proceed. We'd like

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to break ground in March 2020, and [inaudible 00:10:47] sometime in 2021. Those could be somewhat optimistic. David Sites: I suppose one thing we could do is work our way through this, you know. Just sort of, page after page. The project overview explains what, overall [inaudible 00:11:06], and I'm hoping people have a chance to read over. We have a section that describes us. And then, here's some of the 3D images, and I got a little carried away with the color schemes on the sightings here. Speaker 8: Can you put any of those up on the projector? David Sites: Ron, can you follow along with me? We're on 3D images. Speaker 1: And Dave, once you do your thorough presentation, your packet, your description, everything you said so far, I've read twice already this week, and I know we need to do this for the public, so I want you to just go through and kind of paraphrase it. We don't need to do them all. But yeah you [crosstalk 00:12:01] As much what you're explaining is for the public, then we will have a public hearing, and we certainly have read and studied the project thoroughly as the commission. What we need to do is get it for the public so they can understand and ask questions. Okay. David Sites: In terms of the overview, it's a planned unit developing in the central business

• district. And it's got commercial on the upper floors and commercial on both

floors and residential on the other floors. The site consists of lots 1-4 and 4-43, which is vacant. Basically, the two sides of the creek there on the corner [inaudible 00:12:33] up to the corner that's on the [inaudible 00:12:34]. David Sites: There's a sundeck on the first floor. It about 1200 feet and has really nice views for the residents. There's a nice park. Actually, you can see it well in this picture. If you come in on second street, you'll see that's it's park like. You know, if you look at it in terms of scale. We're setting out 25% of the spaces reserved for a park. Speaker 1: Cool Speaker 7: So 25% of the space, is that the feed store? David Sites: No, if you look at the four properties... Speaker 1: Hey man, hold on. You're presenting it to us here, we're not going to have

• questions. You can ask questions during the public part. Then we'll answer
• them. Otherwise we'll just go question answer and we won't have a voted

hearing.

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David Sites: There's a sundeck on the top floor that's about 1200 feet, and it's going to be really nice. The courtyard is an area around the stream, which is sunny and open to the public. The eastern portion of the courtyard will be populated with native

• plants. In the lower part of the screen there, if we have our [inaudible 00:14:28]

this isn't part of the original proposal but by lowering that area a foot or two, you would effectivey have the same park, if you will, that they're proposing lower down on the same creek. All it would take is just lowering it down one foot and you have a marsh growing [inaudible 00:14:51] David Sites: We've got three commercial businesses on the ground floor. Two of them are committed so far. The Hair by Tracy and the Vet. So we've got one more commercial space. And then on the first story above the ground, there's a [inaudible 00:15:17] space is what we're calling flex use space. It could be either commercial or residential depending on what the market is looking at the time. David Sites: Right now we've got the first floor dedicated to commercial which is consistent with coding. David Sites: The average apartment size is under 800 feet. A number of them are under 600 feet. David Sites: The project will substantially increase the number of rentals in the $1000- $2000/month range for the current market rates. Basically what we're saying here is we've got a lot of housing proposed here, in a small area in downtown, which is completely in reason with all the plans that we've referenced. So we'll go to the next section. David Sites: We've got about us, everybody knows Ron. These are the images I was talking about where you can have a sense of how much of this is a park. Speaker 2: You mean like landscaped green space, that kind of thing? David Sites: Yes, and we're going to go with native plants north of where those cars are. David Sites: From here on, I included the 2013 comprehensive plan in the document just to say that to the extent that we are in alignment with those goals. They are looking for high end city downtown. Really that's the short end. [inaudible 00:17:09] David Sites: We've got the goals that are stated. Next, we have a housing needs assessment. Once again, what we're saying, what the housing needs assessment stated was that there isn't a whole lot of rental property and it's becoming dated. These are all extracts from the document. David Sites: Next we have blueprints and that's not very interesting.

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David Sites:

• Bridges. We're going to have an ADA path that runs through the middle of the

project and the bridge itself will be ADA compliant. You can see the bridge there. Speaker 1: Can you use the spotter? Is that working? David Sites: I'm not seeing anything from it but hearing mic sound. [crosstalk 00:18:03] David Sites: There's a walkway here and an ADA bridge that connects them to here. Speaker 3: He turned them off, but I can't turn them back on. Speaker 2: It just pretty much will shut everything out so... [crosstalk 00:18:24] Speaker 8: Can you go back to the... I was actually kind of interested in the blueprints just because I wanted to see the [inaudible 00:18:31] walkway. Whenever units and this size and [inaudible 00:18:41]on the first floor. I am trying to understand business units were vs the parking space [inaudible 00:18:47] Ground floor, is it 1442 percent of the available space? David Sites: You are asking about the first floor? Speaker 8: Yes the ground floor, where you have, where it's currently being used as commercial there's right now three businesses on the ground floor right? David Sites: Right, right. Speaker 8: Size one right? And next to the little one next to it. Where's the third one supposed to be? David Sites: It's tucked under here. That's where the animal hospital will go. Speaker 8: I know that's line. The rest of that other space is parking garage use? Speaker 1: It's on Snyder, is where those commercial properties are? David Sites: Yes Speaker 8: They're all on Snyder. They are all going to open up and have entrances from Snyder or are their entrances going to be in that courtyard? David Sites: The entrance for the animal hospital would be in the access drive. This is an access drive that runs underneath. Speaker 8: Right

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David Sites: And they have some doors here. Well actually we have just gotten some recent changes but I hadn't drawn a door on the west side of the animal hospital. She's not crazy about having visibility from the outside into his business. Speaker 6: And also there's a tough side there that's difficult to go up in the winter time, create traffic congestion and so from a traffic circulation point of view and also getting animals in and out of cars was better to have them in access drive than

• ff the main street.

Speaker 8: Okay, and that enclosed parking garage area? Is the idea that, that will be for residents? Or residents slash business people who are employed by the business. David Sites: Yes [crosstalk 00:20:45] Speaker 8: Okay so the enclosed parking garage faces the ground floor and has three doors facing east and five doors facing north, is that right? David Sites: These doors are for utilities, for trash and pillage. Speaker 6: One is for trash one is for recycling and one is the shop and also utilities. Speaker 8: Behind the access road where the access road goes underneath the first and second floors, there's five other big doors. Speaker 9: The doors, are those for parking for residents then? David Sites: Yes Speaker 8: Okay David Sites: That's where [inaudible 00:21:29] Speaker 8: How many parking spaces do you anticipate having within those five doors? Is this north? Facing the doors? David Sites: The Speaker 8: Or is that east? East is the utility doors, right? Maybe I have the orientation [inaudible 00:21:55] David Sites: There are three covered garages for the building facility use. Speaker 8: Right David Sites: And those face east. There should be

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Speaker 8: There's five doors that face north. David Sites: Okay, those are all private garages. Speaker 8:

• Five. And so...

David Sites: Within each of those garages there's potential to have a lift. Speaker 8: I saw that. David Sites:

• Right. I'm not sure the extent that people are going to be willing to use that. It's

very urban, but it's very available. Speaker 8:

• Right. Is there any parking garage access from the south side? I can't turn pages

right. David Sites: No Speaker 8: So it's just the five north facing doors you get into that Speaker 6: We purposely limited the building to try and avoid any flood problems. That's

• ne of the reasons the parking is on the southeast corner, simply due to the

slope and slant of the parking closed structure. Speaker 8: Further north along the access road there's this box. Is that also parking? David Sites: There's a Speaker 8: Go back to the picture David Sites: Yeah I'm not sure which picture we're looking at Speaker 8: So underneath on the access road there's all that parking, there's a large parking area to, you're actually right, to the [crosstalk 00:23:31] Speaker 6: Flexible, let's try say like Second Street, Third Street, would actually help identify the area. Speaker 2: Snyder's north/south. Speaker 8: There's an access road, you can call it whatever want, the road that goes through and goes underneath the [inaudible 00:23:46] So you go towards the highway and there's five doors. If you would go towards Second Street, there's that box. From where we're sitting, you can't see any doors into it. Are there doors you access from the other side of parking or is that part of the building?

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David Sites: You're referring to this. Speaker 8: Yeah David Sites: Yes there's parking that's accessed from... Speaker 8: Okay David Sites: There's a drive through road. Speaker 8: It's all accessed by that drive through road that comes down. Got it. Thank you. Speaker 6: Take a look at this blueprint. Speaker 8: Yeah, I was looking at it. They have the three paths where they have the ground floor and first floor, second floor. I keep trying to Speaker 1: I want everybody to ask questions but maybe if we could move through the presentation then we can bring our questions so we can hear. So the public can hear the whole proposal and then they can acuvate for comments and ask questions and we'll take all the time we need to ask all the questions we can. Okay? Yes it's very confusing to get oriented. I agree. David Sites: Okay, the blueprints were, are we okay with those or do we want to discuss them? David Sites: The building façade, you know the real point about that is that we're going to bring the façade in one way or another so that it's not a big hospital and we could make it however bright or subtle as we want. That's really a question it

• takes. But we'll break the façade up so that it doesn't look like it's one building

but looks like it's a bunch of little buildings. Speaker 6: This picture here we amended. This doesn't at all meet the design standard with these bright colors on it. That was just a computer program that put that in there so we amended it to meet the design code with natural materials. That's what the architects would want. David Sites: The next section is CDD buildings standards. We're compliant with them. I wouldn't say the façade was historical. David Sites: Construction Phasing. Our original plan was to store and phase stuff up on the

• hill. We got push back on that from the fire department. We won't be able to

have it and we'll have to do either in the lot across from Salta or in the parking lot at 100 First Street.

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David Sites: The elevation, once we get to the parapet, which is the two foot tiny little on the top of the building. The top of that parapet will be 34 feet. David Sites: The environmental impact. We're going out of our way to protect that creek. We're not going to touch them. We're going to build everything around it. One thing we will be doing is possibly getting and environmentalist in there and do what we can to get native plants in there. Because after construction all we're going to get are those crazy daises, so we'll have to work on that. David Sites: Envision 2020. This is another one of those statements and we read through it and tried to comply with it. We harvested stuff from it. David Sites: Existing site survey. This is something that we commissioned. We've got a much more serious one, a two foot one that will becoming shortly. David Sites:

• Flooding. The new [inaudible 00:27:59] currently thinks that the other side of

the creek is a flood zone. Again the north side of the creek is a flood zone. We know from experience and topography that the sun site is and what happens there that the culvert that goes under the Snyder Street gets clogged, the water goes up, runs over, and goes down towards Sunny Street. So our approach to that is to make sure that we have the building elevated just a little bit, maybe a foot or two above where we would anticipate that flood to go. Those floods are

• transient. They're gone in 20 minutes.

David Sites: Fly around, these are just pictures of projects. David Sites: Footprint and housing density. These are stats about how much of the property that we are covering. Because it is the central business district, we don't really have restrictions on it, we just provided the information. There's a housing statement. Speaker 1: You want this to transfer up from that? Or is it just kind of happening? David Sites: I have no idea. Speaker 1: Okay. David Sites: I suppose I could bring the mic and take it down to there. Speaker 2: You could do it. Speaker 10: This is for our benefit. Maybe we could, because everyone publicly has had this packet that you have. It might be nice, if this is for our benefit, as a public, it might be nice to just check in and see if there's anyone here who hasn't reviewed this document, this packet. Because I think everybody...

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Speaker 1: That's why we're doing this so we're almost done. We have to do this for the... I don't think we can do this that's the question I don't want to ask. Speaker 1: [inaudible 00:30:15] Most of you have a background [inaudible 00:30:16] I think I [inaudible 00:30:23] David Sites: We had just done the bridge setting on, the environmental impact. Speaker 2: You were speaking about footprint and housing density last, David. Speaker 11: Sally get a technician available for you to run it. David Sites: Okay, there's a housing statement. Oh here it is. Speaker 2: Hey David, do you just want to speak to it, minus the pictures? Speaker 1: Guys we need to do this, just for the record. We'll be more than patient with the audience to let them ask questions and make a statement. Does that sound fair? This is not, we're just locking the door [inaudible 00:32:03] David Sites:

• Mitigations. How we propose the application will not substantiate alter the

basic character of the neighborhood or adversely impact the public safety and welfare. David Sites: A project of this size can't be done without somewhat changing the character of the neighborhood by is very nature, being new. The question is, does the project improve the character of the neighborhood and more importantly does it benefit the town. In this case the addition of desperately needed housing and CDD and replacing worn out stock contributes to the downtown being

• revitalized. I think we've got that.

David Sites: The NDDA is one of those guidance documents and we've covered quite a bit of that. David Sites:

• Parking. The plan does not include on the street parking. What we've got is

covered parking and off street parking. David Sites: The set backs aren't really that critical. In the CDD, in fact they advise you not to have that. We've got 15 foot setback on the east end of the property for garbage collection etc. David Sites: Site aspects from above. If you look at those pictures and zoom in and just get a picture of where it fits in in the natural area. Site prospective from close in. Pretty much the same thing only closer. You can see where it fits on the lot.

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David Sites: Sustainability action plan. Once again, this is another one of these guidance

• documents. We just took extracts from it to fit our purposes.

David Sites:

• Traffic. This is an easy town, you can get on and off the highway real easy.

David Sites: Utilities and lighting. We are going to bury them. There's a little block around, that's kind of silly. David Sites: Zoning and analysis. You've already presented that largely. That is that we're basically within he requirements for the central business district. Meaning lots

• f housing. We've got the first floor 12 and 14 feet, depending which side of the

creek you're on so we're largely in compliance with that. David Sites: We've got a zoning map which shows that we're part of the DDA. There's a zoning matrix as well. Really that's about it, I suppose we're ready for questions.