June 10, 2026 Planning Board Special Meeting Minutes.

- Ms. o Survey information indicates that several homes farther up Sheridan have rear yards at elevations around 419 feet. o The rear of the project site is approximately elevation 391. o Mr. Jarmel concludes that the building is generally comparable in height to the homes to its north, while the heavily vegetated slope provides substantial screening. Moore asks Mr. Jarmel to clarify the building-coverage variance because the project is seeking relief for exceeding permitted building coverage. o Mr. Jarmel refers to drawing C002, prepared by professional engineer Anthony Faccino. o The zoning schedule permits 40% building coverage. 0° The proposal has approximately 53% coverage, about 13 percentage points above the permitted amount. o The original design had substantially more coverage. The applicant removed amenity decks in an effort to reduce the coverage and bring it closer to the permitted percentage. - | Mr. Jarmel then:discusses the design implications of the setback variances: - Ms. © The required front-yard setback is 30 feet. o. The existing Essex. House restaurant has a front-yard setback of only 0.4 feet. ©. The proposed building is approximately 2.6 feet trom the applicable property-line reference, but Mr, Jarmel explains that the actual relationship to the roadway is more favorable because of the site's configuration and roadway changes. o Existing-conditions drawing C100 shows a deceleration lane along Northfield that previously allowed vehicles to leave the roadway and enter the property. o | The county directed the applicant to remove the deceleration lane and extend the two-lane roadway curve instead. o Removing the lane pushed the effective property line/setback farther away from Northfield. o The proposed building will be approximately 24—25 feet from the curb line, making it substantially farther from the roadway than the existing restaurant despite technically requiring a front-yard variance. o The former deceleration area will be filled in and converted into sidewalk and landscaped space. o The new area is intended to improve the setback and pedestrian environment through lawn, trees, shrubs, and additional landscaping. s. Moore asks about walkability and the pedestrian environment. o Mr, Jarmel highlights the site's proximity to retail and restaurants, which he says are less than a quarter-mile west. o

ndscaping. s. Moore asks about walkability and the pedestrian environment. o Mr, Jarmel highlights the site's proximity to retail and restaurants, which he says are less than a quarter-mile west. o The surrounding area also includes the zoo, arena, and park o He believes the site's access to public transportation and nearby retail makes it possible for residents commuting into the city to live without necessarily owning a car. o Healso notes that Sheridan Avenue is treated as a front yard because the property is a corner lot. The proposed Sheridan setback is approximately 25 feet. o The existing restaurant extends beyond that setback line, while the proposed building is essentially at the setback line. Moore confirms that all amenity spaces are intended for residents and that affordable and market-rate residents will have equal access.