6 10 26 WO PB Draft Minutes

8 ○ Survey information indicates that several homes farther up Sheridan have rear yards at elevations around 419 feet. ○ The rear of the project site is approximately elevation 391. ○ 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. - Ms. Moore asks Mr. Jarmel to clarify the building-coverage variance because the project is seeking relief for exceeding permitted building coverage. ○ Mr. Jarmel refers to drawing C002, prepared by professional engineer Anthony Faccino. ○ The zoning schedule permits 40% building coverage. ○ The proposal has approximately 53% coverage, about 13 percentage points above the permitted amount. ○ 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: ○ The required front-yard setback is 30 feet. ○ The existing Essex House restaurant has a front-yard setback of only 0.4 feet. ○ The proposed building is approximately 2.6 feet from 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. ○ Existing-conditions drawing C100 shows a deceleration lane along Northfield that previously allowed vehicles to leave the roadway and enter the property. ○ The county directed the applicant to remove the deceleration lane and extend the two-lane roadway curve instead. ○ Removing the lane pushed the effective property line/setback farther away from Northfield. ○ 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. ○ The former deceleration area will be filled in and converted into sidewalk and landscaped space. ○ The new area is intended to improve the setback and pedestrian environment through lawn, trees, shrubs, and additional landscaping. - Ms. Moore asks about walkability and the pedestrian environment. ○ Mr, Jarmel highlights the site's proximity to retail and restaurants, which he says are less than a quarter-mile west. ○ The surrounding area also includes the

bility and the pedestrian environment. ○ Mr, Jarmel highlights the site's proximity to retail and restaurants, which he says are less than a quarter-mile west. ○ The surrounding area also includes the zoo, arena, and park ○ 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. ○ He also 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. ○ The existing restaurant extends beyond that setback line, while the proposed building is essentially at the setback line. - Ms. Moore confirms that all amenity spaces are intended for residents and that affordable and market-rate residents will have equal access.