PC 042716 - Laserfiche WebLink

does the City's work and the same traffic engineer that did our work for this project. We had 115 units at the time on our plan. We compared that 115 units to just the Irby property at 100,000 square feet. The traffic production was about a wash. We didn't have Kaplan and Zia at the time. If we had Kaplan and Zia at the time, this plan would have stretched to 150,000 to 170,000 and I don't think it would have been a contest of which would have produced more traffic. So this is our proposed community- 1,800 -to 2,300- square -foot units, affordable, special needs housing, farmstead recreation, river walk Arroyo. It's been our understanding from the very start that this river walk was a critical missing piece and would facilitate the City's ability to connect a trail above and below this trail. We saw the street scene earlier. We like our street scene. It is two and three -story homes. There's a lot of articulation, a lot of movement along the street. Again, these are smaller structures. You've seen some three -story homes at 3,500 square feet. That's not these. They're much smaller neighborhood homes and priced accordingly. This is a diagram to give you a sense of the 2 and 3 -story homes. The blue that surround the community are all 2 -story homes and the more orange color is the 3 -story homes we mixed in the middle. Again; a diverse street scene. Homes along Stanley, we meandered them. We believe that we've got a lot of site relief as you go through Stanley and so the project objective for us is to create what's not here. There are no new homes available at 1,600 to 2,300 square feet with this price. They would be attainable to a group that currently doesn't have this in the market place. I haven't seen any partnerships between profits and non - profits like this one can offer. Its special needs housing. As the word indicates it is special, it is different. I'm not seeing this anywhere and I've been doing this for 25 years. Infrastructure Master Plans. So the benefits that it does bring are right in line with the infrastructure plans in the City, and the City has attempted to secure, even with an eminent domain approach, this road through these properties since 1991. So it is an interest and need of the City and we think that it provides significant improvements. We don't know yet the level of circulation. We think improvements, we hope, we need to do more work to find out just how beneficial traffic relief may be at different intersections. We talked a little bit about heritage structures. I'll move onto those. These are typical front yards. You don't have a front and a back. You usually have one or the other, so we saw some of the photo simulations, green space. We may not have a tot lot, but quite frankly, the open spaces, the pedestrian connections —in all the years I've been doing this —my partner's been doing this for 40 years; the tot lots we feel like the open space is probably a better use for social connectedness and expression and that's why we proposed what we proposed with the open spaces. We have fire pits and seating areas and social gathering areas and we think that's important in communities. So you will see the different photo simulations as you go through. This is off of Stanley here, as you're coming up Stanley; about the middle of the community— that's our tree park. Okay, let me speed through here. So pedestrian paths you saw. This will give you the numbers in terms of the infrastructure improvements, where these improvements go, just how much they provide, but once again, fairly significant, and needed by the City. Chair Ritter: Did you say we could ask questions during? PLANNING COMMISSION MINUTES, April 27, 2016 Page 6 of 43