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RECOMMENDATION: Confirm the Zoning Administrator's action approving Minor Exception No. 2006- 03 as conditioned. D. PERIODIC REVIEW OF CONDITIONAL USE PERMIT NO. 2005-03 Update on Abel Food Service at 2520 South Birch Street. * * "` END OF CONSENT CALENDAR BUSINESS CALENDAR E. COMMISSIONER COMMUNICATION DISCLOSURE (REGARDIN__G AGENDIZED PROJECTS) No disclosures were made. WORK STUDY SESSION F. DISCUSSION OF WEST-END LOFTS AT 320 WEST FOURTH STREET Ms. Haluza provided a presentation on the mixed-use project proposed for the vacant lot located on Fourth Street bordered by Birch and Third Streets. During her presentation Ms. Haluza outlined several areas for further discussion including appropriate zoning, use of alley access for the project, use of mechanical parking lifts, architectural compatibility in the National Register District and preservation of the ghost billboard. The applicant, David DiRienzo of Urban West Strategies, discussed the architectural inspiration for this development, an award-winning project in Seattle's Union Street area, which had similar design features and was constructed in a historic area. He described the building as having five stories above ground level retail, a roof terrace, and private entry courtyard that would be a unique environment for downtown. In response to Commissioner Lutz, Mr. DiRienzo explained that glass roll-up doors proposed for the units would have interior railings for safety and that the CC&Rs would provide guidelines for window treatments. He reviewed the side elevation that would allow a gap for the ghost billboard's visibility in a small courtyard. He also clarified in response to Commissioner Cribb that there could be no window openings on the upper side elevations due to the requirements of the State Uniform Building Code. Project Architect Ron Nestor provided a presentation on the operation of the mechanical parking lift and its access from the alley. He discussed the potential use of stop lights along the alley to alert approaching cars and convex mirrors to allow for additional visibility for cars entering the alley. Mr. Nestor stated that the parking lifts would not support large SUV's, such as Excursions, but would otherwise accommodate all other vehicles including mid-size SUV's. The lift would accommodate eight cars. In response to Commissioner Cribb, he discussed the pedestrian entrance on the left-hand side and other options to accommodate entry/security. Senior Civil Engineer Taig Higgins next provided a presentation on the site constraints related to accessing the parking area from the existing 10-foot wide alley stating that the City's standard is 20 feet for new alleys. He stated that Public Works was concerned with the lack of visibility with cars backing into the alley from the parking area of the proposed project. Mr. Higgins provided information regarding "Large Vehicle Turning Path" that affects eastbound traffic in the alley. He commented on the room for error for cars backing out into the alley; clearance would be 1-'/2 to 2 feet for error. Mr. Higgins also noted that there are several doorways that take access from the alley. The Commission Planning Commission Agenda 2 September 11, 2006