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reviewed the existing site conditions that include a surface lot currently used by <br />the Broadway Apartments and noted that there is no history of traffic conflict from <br />the existing use of the alley. Commission inquired about how existing trash <br />dumpsters are used. Mr. Higgins stated that they are rolled out to Birch Street to <br />be emptied. <br />Mr. Patrick Gibson, Parking and Traffic Consultant with Kaku Asociates, provided <br />a presentation on the research that his firm was hired by the City to perform to <br />analyze the parking adequacy and accessibility. He stated that the number of <br />spaces proposed and the size are consistent with other urban projects of this <br />nature, particularly given the availability of public parking in the area. He <br />recommended that the alleyway be restricted to one-way eastbound traffic. He <br />further recommended that a flashing light that was activated when cars were <br />--~ about to exit into the alley be added, but did not support the use of a traffic <br />signal. <br />The Commission discussed the potential of opening up the building to vehicular <br />access from Birch Street, but agreed that this was an unacceptable solution. The <br />Commission also discussed the possibility of using a "turntable" rotation device to <br />avoid backing out to the alley. Mr. Nestor stated that this option had been <br />explored that that the space constraints of the site made it infeasible. <br />Mr. DiRienzo stated that infill developments are a challenge and finding the best <br />solution takes time (studied for the past three years). <br />The Commission commented that infill projects in small urban spaces are difficult <br />to fit into existing codes and appreciated the applicant's clever solution and that <br />the project was overdue. Commissioner Cribb stated that building in an urban <br />environment requires building in urban ways. <br />The Commission commented that they would prefer not to see the use of <br />blue/green color scheme from the adjacent buildings carried through to the new <br />project, that an elevator was needed to access all floors, as well as the rooftop <br />amenity deck, that a gate that incorporates glass instead of all iron would be <br />preferred for the courtyard entry and that a comprehensive signage program, <br />similar to Santiago Lofts, should be included for the project. <br />The Commission recognized the concerns regarding the alley access as valid, <br />but felt that they were minor due to the volume of traffic in the alley and that they <br />could be addressed through the use of a flashing light and mirror and restricting <br />the alley to one-way traffic. <br />Mr. DiRienzo responded to the Commission: <br />1. Elevators are designed as front doors. <br />2. Goal is to make it an iconic building. Will work on materials, colors, finishes, a <br />design of permanence, consider metal for security at ground level. <br />3. signage program would be coordinated throughout. <br />4. Colors would be appropriate. <br />Commission commented on accessibility, driveway, lighting in the back, visibility <br />in the back alley; indicated a lot of effort had been put into project by the <br />developer. Also the elevations could be compatible with varying height buildings. <br />1. Public Comments (for items not on the agenda) <br />No comments were made. <br />STAFF AND COMMISSION COMMENTS <br />2. Staff Comments <br />No comments were made. <br />Planning Commission Agenda ,3 September 11, 2006 <br />