Planning Commission - Regular Meeting

Okay. Good evening and welcome to the May 7th meeting of the De Moines City Planning and Zoning Commission. I will start by reading our rules and procedures. The Plan and Zoning Commission is generally an advisory body to the city council. The city council will hold a public hearing and make the final decision on all matters before the commission other than site plans and subdivision plat unless denials or conditional approvals thereof are appealed. The applicant will be given 10 minutes to present the request. Proponents and then opponents from the public are then allowed to speak in that order with each speaker allowed a maximum of 5 minutes. The applicant is then allowed 5 minutes for rebuttal. The hearing will then be closed and the commission will discuss and vote on the issue. All comments are to be gerine to the item under consideration and speakers are to maintain a courteous manner.

Items listed on the consent portion of the agenda will not be individually discussed and will be considered for approval in accordance with the recommendation in the staff report unless an individual present or a member of the commission requests that the item be removed from the consent agenda and considered separately under the public hearing agenda. Um to start, could we have a motion to approve the minutes from our last meeting?

So moved. Thank you. All in favor, please raise your right hand. Any abstensions? Thank you. Motion passes. And we'll start with the consent agenda. Item number one is a request from Yun Hua Houston and Earl Houston for a view and approval of a public hearing site plan for property located at 803 Southeast 9th Street and for a p a type 2 design alternative in accordance with city code to allow construction of a 24 ftx 32 ft detached garage within the street sideyard of the existing one household dwelling in an N3 3C neighborhood district were not allowed per section 135 2.22.1. Um would anyone in the audience tonight like this item removed from consent and discussed in the public hearing? Anyone on the commission? Okay. Item number one will stay on consent. Item number two is a request from Marcila and Israel Chavez for review and approval of a public hearing site plan for property located at 506 Southeast 10th Street and for the following type 2 design alternatives in accordance with city code. Construction of a one-story house in a DXR downtown district where a minimum 2.5 story row building type is required per code. Provision of surface parking in the front yard area and interior sideyard area with driveway access from Southeast 10th Street where surface parking is only allowed in the rear yard per code and the use of vinyl lap siding as a primary building material where finished wood, stone, brick or fiber cement board

are the only permitted building materials per city code. Would anyone in the audience tonight like this item moved from the consent agenda and discussed in the public hearing? How about anyone on the commission? Okay. Item number two will also stay on consent. Item number three is a request from InvestDSM represented by Christopher Civotate for review and approval of a preliminary plat Drake Park subdivision preliminary plat on 2.67 67 acres of property in the vicinity of 1080 22nd Street to allow the property to be subdivided into 13 buildable lots and one street lot that would establish the north south alleyway. Would anyone in the audience tonight like this item removed from consent and discussed in the public hearing? Anyone on the commission? Okay. Item number three will move to public hearing. So our consent agenda is items one and two. Could we have a motion to move the consent agenda?

I'll move the consent agenda. Thank you. All in favor, please raise your right hand.

Okay, motion passes and we will start the public hearing uh items with item number three and Kyle will present for the city. All right. Good evening, Madam Chair, members of the commission. Kyle Larson, member of planning staff. Um, going to do a brief presentation on the uh Drake Park subdivision plat in the vicinity of 1080 22nd Street. Here's a map of the general vicinity. You can see the the plat boundaries are shown in yellow here just to the east of uh Drake Park. Was out on site earlier this week and took some site photos so you can kind of get a general context of uh the street view here. Some of the houses that you see. This is along 23rd Street just on the east side of Drake Park. Few more houses along 23rd Street here. This is coming around the block onto 22nd Street. This is the corner of 22nd and Drake Park Avenue. The Peak Mansion. Another view from Drake Park Avenue. And then part of the plat is to reestablish a north south alleyway uh to provide vehicle access to the rear yards for residential garages. Um so this is a a view from Drake Park Avenue looking to the south. Um kind of in the general vicinity of

where the alleyway will be located. The plat and the development is also proposing to underground the utility line. So you can kind of see that overhead utility line there running north south uh in the vicinity of the alleyway that will get undergrounded as part of this development. Moving into the plat document itself just kind of go over some of the highlight u higher points of the the plat here. Uh the first page is kind of showing a a demolition plan and removal of that overhead utility line. Um some of the circles with X's through them will be uh trees that will be removed. Um there are tree planting requirements for any new residential uh property. So as part of the permit review process um replacement of those trees will be reviewed uh and approved with those individual building permits. Uh this page shows uh mostly the the kind of new configuration of the lots as well as that north south alleyway. Uh on the south end of the alley uh it will terminate with kind of an eastward uh bend over to 22nd Street. So you can kind of see that there. Um there have been uh a few questions about how that alleyway will flow. Um so there will be a connection over to 22nd Street. it will not be a deadend alley. You can also see um on the plat here some of those proposed uh garages in the rear yards that will have access from that alleyway. Uh getting into the staff recommendation, the staff report here, staff is recommending approval of the subdivision plat uh as is proposed by

the developer. That's a 2.67 acre um area that's encompassed within the plat. Uh this page here is just showing the notification of uh our public hearing uh letter. Uh all the neighbors within 250 ft of the subject property of the plat area were notified of the public hearing tonight. Be happy to answer any questions from the commission. on that map. Just making sure there there was no comment cards sent where there was just notification of the hearing.

That's correct. We uh comment cards are only sent with reszonings. So plats, alley vacations, other items that come before the commission don't include comment cards. Gotcha. Okay. So any feedback we get from anyone in that notification, they'd have to be here tonight or did we receive anything from anyone who is interested? They they could be here tonight. They could also um submit a written um comment. Um I didn't receive any written comments um tonight, so I don't have anything to to share on that. There's also a phone number. Kyle, do you recall if we've received any phone calls?

Uh I did get one phone call, but it was just asking general questions from a neighbor just to the northeast of here. um they didn't have any uh they didn't share any you know um position on it formally whether they were uh in favor opposed to it. They were just asking general questions

as far as the ownership of this land. So this I think it was announced a long time ago. Was this bought in partnership with De Moine and InvestDSM or how does this project work from that perspective from the city's perspective? Yeah. No, this was acquired by Invest DSM. So, um they're the developer owner. City doesn't have any ownership stake in it. Okay. So, no position, no interest. And from a governor's perspective, no nothing from the city side. Uh ownership or I'm not sure what the question is. So, who So, InvestDSM owns it all, right?

Correct. The Yeah, the subject property. Yeah. So the owner, they're the developer and they're someone had asked me whether or not the city has any position in it. So as far as governance, there's no extra governance from the city on this project despite or besides their position as board members on InvestDSM.

Yeah, I mean we were aware of their project. you know, they've consulted with us if as they were looking at doing an alley um and dividing the property up, looking for our input on whether or not that's a a good idea. And then um so I mean we've had communication with them over throughout the process just like we do with any applicants. Um and then I think you already mentioned that yeah there are council people that are on their board, right? Okay. Any other questions? ma'am. Um the this isn't directly connected but Grant School I think is down here in the lower lefthand corner. Isn't that correct?

There there is some kind of protection uh about that building. What what what status is that?

It it was designated a local landmark. So it's subject to the historic preservation ordinance chapter 58, you know, historic commission review for alterations to that property. Um, we recently the the it's owned by the church that um they actually owned this block in entirety at one point and they sold the well the area of land we're talking about tonight was purchased by Invest DSM, but they've retained ownership of the school building and some other parts of the block. Um, they were before the commission a month or two ago um to do some chimney work. Uh, they've I believe they put on a new roof at one point in time. So, but long-term goals as far as like um renov, you know, extensive renovations or anything like that, I'm not aware of what their plans are. I think they're been trying to stabilize the building. Uh thanks for telling me that and I'm kind of looking towards the future uh and thinking about the design of the houses that are going to be constructed here. Is the city going to what kind are there going to be any design guidelines that are being used so that the whole development or the redevelopment fits into the rest of the neighborhood? Talk about that for a minute if you would please.

Sure. And I um we can turn it over to the applicant, but they already have some house designs that they've developed uh for infill in our traditional neighborhoods uh that are kind of craftsman in appearance. Um I I think you might have some other ones as well. I I think the applicant would be better suited to kind of talk about their intent there, but they would have to comply with the house type D um building form uh the um form-based zoning code which is

was developed to kind of model Craftsman Victorian shape, you know, uh building envelope shape architecture. I have a few questions about so I'm sorry if you've I'm sure you've explained this but how are the lot I know we're adding an alley but are there other ways that the lot lines are changing

there there were a few um minor lot adjustments um I'm going to go back to the plat document Uh there were a few minor lot adjustments of the lot lines to meet uh setback requirements. Um there's also a newly created lot um on the south side uh of the development southeast corner there where you have that alleyway turning. There's a new uh a new lot being established there.

Um and then there's also a new lot believe kind of mid block along 22nd Street

uh for another new uh a new build there. Okay. I'm wondering with the I mean obviously losing mature trees, it's not comparable to put in I mean it's nice to put in a new tree, but the ecological benefit and the property value benefits are very different with a new tree and a mature tree. Um, and I'm wondering if there's been any consideration of accommodating some of the mature trees. Like I noticed that one was right on a property line. I'm wondering if there's been consideration of ways to protect and maintain some of those trees. Yeah, I mean I think that might be good question for that

later on. Okay. To talk kind of talk through um how they came to the layout. I I think they're my understanding from our conversations is it's kind of about unit and lot maximization. But uh just from a technical standpoint, we do have the mitigation ordinance that they have to follow, which um they'll have planting, you know, doesn't necessarily say you can't cut trees there down, but it does at least make sure that we get some mitigation. I agree that yes, you know, mature trees are, you know, we should try to work around those when we can, but

and then Jason, you sent out some information about ADUs and additional potential density. Is that something we address now or is that something we address later? Well, I I think we could let Christopher speak to that. I just, you know, I'd received one a question from a commissioner and so I wanted to kind of just make sure I was sharing same information, but I know the ADUs are part of their game plan. The exact numbers are up in the air, but I that that's me translating what Christopher told me, so it might be best to have him kind of sure

walk you through that. I know they're hoping to incorporate them to the extent they can. Do we have any information about what the maximum density on these sites were? I know some of these buildings were subdivided, although not all of them at some point. I'm just wondering what the maximum number of units I think Christopher probably Chris is going to talk about that too. All right, I'll wait. I'll save I'll save my questions. Thank you. Yeah. Any other questions for the city? Thank you. Applicant, please come forward. You have up to 10 minutes to present. Please do state your name and address for our records.

Yeah, I'm Christopher Civitat. So, I'm with Invest DSM. I'm our neighborhood development manager. Uh my address is 1346 East 12th Street. So, just off of Union Park. Um our office is located just down by Principal Park, though. So, um yeah. So, our intention here is to subdivide the lots out. Um, I'm just going to go through it quickly. It sounds like there's some questions that I'd be happy to answer. Um, so we are subdividing the lots out. Our intention is to bring back an established alleyway onto the site. Uh, we are also intending to take every driveway off of the 23rd and 22nd Street side. uh making it a more walkable neighborhood, safer to uh park access. It'll also return street parking back as well where those old driveways were. So, uh keeping it walkable, we'll also actually be able to add back more street trees then as well as we remove those driveways. Um so, the intention is to do this over the next three years or so. So, we won't be able to do all of the projects at once. as you look at the site diagram. So, I'm going to go back to this one here and I'm going to see if I can get zoomed in a little bit for you all. Um, see, as you look here at the site diagram, we're really bringing in that alleyway infrastructure, planning on having it curve and then, sorry, curve and then come back out to the 22nd Street side. Uh Kyle did a great job at mentioning this home in the middle. We are going to be able to add an additional home there. So that home uh currently will have a fullfront porch. Um really bring back that neighborhood characteristic that you see a lot throughout Drake and through a lot of our neighborhoods. Um

down here at the end we have another home that's being added with a full front porch as well. these two large homes here in the middle. Part of the work that's happening that allows us to shift and also bring back um these additional homes to the block is that these two homes here will go on to new foundations. So, you'll notice if you overlay the maps that they're not actually sitting exactly where they used to sit. So, we will be bringing back new foundations. A couple of the properties need new foundations. Our goal is to renovate the majority of the homes on this block. Uh these two though the larger ones there uh will get new foundations underneath of them and that design will go through a custom planning process with how we can incorporate ADUs into those basement units. So the intention is to and we plan on and we'll execute ADUs in those basements of those two large homes when they get their new foundations. Now the new home in the middle and the one on the end that I was talking about, they will not uh have ADUs in those basements. Those will just be single family dwellings. At the top of the map here, not where the Peak Mansion is, but this other house will have an ADU in its basement as well. You're talking about typology of housing. This home will be designed directly off of a home actually over in Union Park that's a Victorian. So, we already have that mapped out, drawn. Um, and then we will put an ADU in the basement over here of another home. So you you asked Commissioner um Jane specifically about density. When we acquired the 11 properties, there were 21 units currently occupied at that time. So we worked through relocation and we provided assistance to them for moving expenses and then also for down payment assistance when we helped with those moves. Um so our goal was to try to get back to providing housing units as there were. Now, you asked about how

many housing units there were there. I don't have that number off the top of my head. We had 21 occupied units when we acquired it. There were more than 21 units in the buildings we purchased. So, um the Peak Mansion is up at the top. You'll see that there's parking behind designated at the moment. We are planning to go towards a commercial use space. Uh throughout this whole entire process, we've had significant public engagement. So we meet more than quarterly with our neighborhood associations. So the Drake neighborhood invests also has a steering committee that is not just of the neighborhood association members but also goes beyond those members as well. So they're very well aware of these changes. Um we have had conversations uh with one property owner back to the east on 23rd, one on Drake Park a little bit over. Um they're all excited to see the change happen. This is the pause in that change at the moment for us. So, uh, when you look back up in the presentation that Kyle put together, um, you'll notice that we today specifically have just one home currently under construction. You'll see the new siding. The porch opened back up. This was already a single family residence even though there were multiple families living in it. So, um, this is already well underway. We are waiting for the rest of the change. So, happy to answer any questions, um, for you all.

I have a question about um what you're calling the basement ADUs. Yeah. U, so I is because we're not allowed to say duplex. Are these going to be rental units or are they going to be the accessory dwelling unit? The accessory dwelling units will have a main. So, we'll have a seven-year compliance period for single family upstairs. So, it'll be owner occupied upstairs. It'll be a basement unit that is available for rent for rent. And I'm curious why this is being accommodated through basement rather than on top of the garages.

So, the other thing that Jason alluded to in our plan that we're working through and I think went out in the email to you all as well, um, let me go back to that site map. Sorry about the slow clicks. Um, when you start to look here on this, we actually are looking at accessory dwelling units above garages. So, several of these that are larger here, these ones that are actually 34x 24. Several of them, we are looking at putting an ADU above those crotches, but they're considerably more expensive. We can finish a basement ADU for about $88 a square foot. Building the ADU above a garage right now is looking like building a brand new home.

And so at the point where we're taking sewer connections from 22nd or 23rd Street all the way to the back end of the lot, those costs go up considerably quickly. And so as we're looking at even a one-bedroom ADU above a three-car garage, um we're building our first one down in Columbus Park at the corner of 301. So 301 East Granger Avenue. Um just that one alone, it is really on the corner. It's very accessible. It's easy to get plumbing to. It's easy to get the sewer, the services to. That one is costing us over $200,000 just to build the accessory dwelling unit. And so it's an astronomical cost. As we're pushing them to the back, our bids are coming in significantly higher. We're working on appraisals. Appraisals for ADUs, for accessory dwelling units is a very complicated process currently in De Moines with very few of them being built regularly. So 301 East Granger is the first one above a garage that we are building. We built one in the basement at 242 East Granger Avenue. It cost us $80 a square foot to finish that one. prices have continued to go up. Uh and then we did one with Home Inc. over um a 107 Uclid Avenue. Three years ago now, prices were a lot better then. So, we want to do the garage ADUs. We're getting our first appraisal back at 1070 uh 22nd Street on the map. We're waiting on that appraisal to come back on what the ADU will appraise at. We have to wait to make that decision based on that appraisal. Well, so a much more efficient way to put more units on the sites would be to build multi-unit buildings, right?

Yeah. I mean, we committed to the neighborhood when we asked them about this acquisition. We did not make this acquisition without actual input from our steering committees and or our board and then also the neighborhood associations. They did not want us to see they did not want to see us tearing down a bunch of homes. They wanted to see us rehabbing them. Our goal is to rehab the majority of the homes. Us moving around these houses give us the opportunity for a couple extra units when it comes, but they've asked for less density. They've asked for the neighborhood has asked for single family structures.

So Chris, I'd be interested in hearing how many tenants participate in those different entities that you just referred to in the neighborhood association, your steering committee, other entities that you're using to help guide your policy. How many tenants do you engage in those? Yeah. So, I think that's probably a tougher question to answer. Happy to try, Jane. Uh, I think it's a tougher question to answer. When I go to a neighborhood association meeting, I don't ask people to self-identify whether or not they are a landlord, they are a renter, and or they are a homeowner. I just respect them in that moment. They're there. They share their thoughts.

They share their thoughts. making claims that we're representing a geographic area and their interest. I don't think I need to explain to you how representation works, right? And I am concerned that the city and invests does not seem to be interested in increasing our supply, right? in actually making sure that the families that live in these neighborhoods have safe housing for themselves and their children overtime for themselves when they age. I mean, we're talking about very expensive buildings that are going to result in a net decrease of units in this neighborhood. And so when you tell me that you're representing the interest of the neighborhood, I expect you to know that you are in fact representing the diverse interests of the neighborhood. That is what I consider to be respectful.

I appreciate you always. We've worked together for many years. So um I appreciate your comments and your concerns. I can't represent as a single human the best interest of the entire city. I can do my best to show up and be present at neighborhood meetings, to knock throughout our neighborhoods, and to try and represent the best interest of the neighborhood. And so I do that every day really well, but I am not perfect, nor will I ever be able to represent the interest of everyone. So, I appreciate your concerns and your comments and also I will continue to do my best as a lifelong De Moine resident to serve and also to be available to as many people as possible.

Was Chris go ahead. I was going to ask if we had more questions. So, here

Oh, I got plenty. So, um, as someone who actually is from the neighborhood, and I think I was actually probably one that called you, sorry, and didn't get a chance to call you back. Um, I mean, with every major development by younger developers, you know, details often matter. So, I'm I'm very interested in making, uh, sure we've offered the guidance and insight as per our remit to ensure this project succeeds. Um, my company owns the house I live in at 1110 23rd Street. So, I'm directly caddyy corner from this project. Uh my home office window puts uh 1079 and a 1080 like in my view every day. So I see them every day. Uh I sit down on my computer and uh while my house isn't able to isn't available to receive investment from DSM support, bringing this block back I think is probably very positive. Um I think it's something that for our community we really really need. Um obviously I'm very invested and interested in this space. As you know, we spoke. I approached the uh church to try and figure out if there was a way to get past the impass it seems to be between them and invests on making sure protecting the old school. Um I mean personally I'd venture to say um unless someone has a undisclosed conflict. Um I probably have on the commission uh the most potential for positively and e economically impacting from this thing. I mean I my house if these things go up is going to be worth a heck of a lot more based on what I understand the plan to be. Um so I am a little curious um given past projects throughout De Moines neighborhoods. Um how much should we expect home values like mine to increase due to this development?

Yeah. I want to start by saying one thing. Um you're in the 1100 block of 22nd correct? 23rd. 23rd. Sorry. Um, you are in our current area and so as long as there's no when I called I wasn't as long as as long as there's no conflict of interest policy here on the commission, you would actually qualify for our program. So, we go all the way over to 21st Street. We made the expansion two years ago.

No, I called and I'm I'm not I'm not actually on your map. So, I called your organization and I called the city. So, I know I'm not I'm right in that middle spot, which I think was a discussion when Amber came and we're debating. Hey, who should be in, who should be out, etc. There's a house behind me that has the invests credits in them, two of them, but we're not on a block that's eligible. So, there are pieces there that are interesting. So, that part I know is unless something's changed without our approval or notice, that part should be a fact or it's something your organization

I'd be happy to check it and make sure to clarify. Okay. Um so when we presented to council on Monday morning um we at the workshop we presented all of that data then to them. Um we also did it last year when it talks about valuation changes. We looked at citywide valuation changes in comparison to our districts. Um and I don't have all of those memorized. I wasn't planning to talk about that this evening. I was planning to just talk about this specifically. Um, but we were seeing value increases at 10 or 12 14% more than the city at a as a whole.

So, you're saying that theoretically, statistically, this should cause a 15% bump in value for any properties around there. I'm not going to say what the future holds for our valuation. I don't think that's my place. Um, I think that over time home ownership is a value opportunity though and so I would hope that for everyone's sake their homes to appreciate over time.

Ownership is interesting because I think that Amber also said when she was here that it's important for the wealth generated in the community be owned by the community. And so if we do have this increase in wealth, those who are in the neighborhood should have access to own that wealth, which I think that we've even discussed before that owning a house is different than owning the wealth of the community, right? Uh so I'm curious within you know this type of project who are the investors in it and what opportunity to neighborhood into do individuals in that neighborhood have if they don't own that home but they are for example like my neighbors for at least four houses down long-standing renters within that neighborhood. What opportunity do they have to share in the wealth that is generated by this? Are there, for example, uh, community investment pools, which I think we've we've even spoken about before. Is that an option that's in there? Are there other types of techniques that are going to allow for those individuals who are longstanding members of our community in that exact neighborhood less than a block away to own upside in this project?

No, we have no ownership in this project past getting it to fruition. Um, we don't profit off of this project either. We take a loss on every single project that we do and so there is no upside opportunity for investment at this time. So who gets the upside if we're always losing as a city? The taxpayers in the long run get that opportunity for that upside. So the taxable valuation is where the increase happens and the money comes back to the community. What what is the project median income that you believe individuals who are going to be buying these houses are going to have? like who are you expecting to buy these?

I mean, our Drake neighborhood plan talks about what it looks like for the entire planning process, what target buyers are for homes in the neighborhood in general. And this was all done through that planning process. So, what is it for this block? Because I mean, the neighborhood's very diverse as you know, right? I think you guys are having another meeting on another major project at the same evening as we're talking about this, which is a major project. So on this block looking at these houses, what's a median income you'd expect? I don't have an I don't have an answer. We don't expect we bring the house to the market and we let the buyer purchase the home. We don't have a median income set for these. Fair.

Um talking about the other projects that I have to go to when we're done here. Uh that is specifically for homeowners at 80% of the area in median income or at 60%. So, we have units uh 16 set aside for people at 80% area median income in those in that project on Kingman that you're referring to. Uh and then we have the other four units set aside for people at 50 or 60%. Sorry, I misspoke a little. 50 or 60% AMI. So, we do have target buyers for that. It is a incomerestricted project. This is a market rate project. We don't have income restrictions on the buyers andor a target median income. But you are talking about when you say area you mean county not area

AMI. So the area median income for P county. All right. Okay. Because obviously three blocks up as carpenter effective AMI and carpenters is about half of AMI. Right. So we do have access to displacement situations especially if the rent goes up to my neighbor and two houses up by 15%. We might have more displacement issues. Right. Good for me. I own a house right? But well the company owns a house but not good for them. Um so I'm curious like 107923rd that looks huge and awesome and you guys do awesome work and so when it gets done and it's like brought back to former glory of because I think it's like a 1915 house or something, right? Sorry 79 you said.

Yep. Your top northwest corn. The one that looks right in my window every day. Right. So that gets done. What's the value of that going to be based on other houses you've done? What's that sell for? I feel like we're getting into very specific questions. I'm wondering if you have

because it impacts where the lot line should be and what type of property should be on and whether or not for this we're actually looking at something that does fit correctly or are there going to be follow on considerations like zoning distances? Are there going to be like what is the max potential here? We're obviously an N54. So is everything targeting to get up to four units max? I mean what is the plan and based on pricing is what's happening here in line with your overarching strategy of NV invests is this just a new thing because we see developers all the time say I'm going to go down and I'm going to put in a huge mall down here and it's going to work out and it goes bankrupt if this goes bankrupt and I'm next door to this and we're stuck for years in this thing and nothing moves that's a bigger problem for me right

so trying to answer the question in a way that I understand it at least. Um, if we don't subdivide this out and if we're not able to get more units on the site, then we are in a position where the gap is larger on each individual project. And so if the world comes to an end and we're in a position where we're not able to move forward, the gap is larger, the homes continue to go into further deterioration. When we're able to subdivide this out like we are, have to make a couple tough decisions and take down two of the homes that we were not wanting to. We're taking those down because the cost equation is significantly higher. If we renovate those houses, we save the taxpayers money by building new construction there. We continue to bring down that gap as we're able to subdivide. So my answer to your question is a little mixed, but we can bring the gap down by subdividing this out. Long-term, we can have more housing units in the neighborhood than we would if we didn't subdivide it. We're able to put new foundations under a couple where we can get ADUs and get some more living units back on this block. In our ideal world, there'd be a great opportunity to work with the church. We still continue to have conversations with them about Grant School and the land that they own back down to the southeast, but we haven't moved forward with any of those conversations. Kingman is an opportunity for us to involve affordable units on an old site where there was a public nuisance structure and so we're doing that affordable work there. We have three homes going into the CICt, so the central Iowa Community Land Trust with Home Inc. at the moment. We do about five projects a year with

them. We have two in progress with Habitat for Humanity as well. We continue to pull multiple levers. This is only one part of the mission. This project here is one the neighborhood asked us to step up to the plate and take on and it may not be representative of every parcel in person but we did our best in public engagement and talking to them and working through this process. But in that answer, I thought what I heard was if you don't subdivide and do put new construction, higher density units, you would have more units at a lower cost, at a lower cost per unit. But regardless, if we're looking at this plan right now, and if let's just say we don't want to lose money on everything, right? If we aren't going to lose money on everything, which I guess if the developer if we're always losing money, that sounds concerning, but if we aren't going to lose money and we're just going to break even, how much does 1079 23rd have to sell for in your current projections

to break even? Yeah. To break even on this project, you're probably going to have a whole cascade of what is the value of this whole block? 1079. Assume that's coming down a square foot piece. What needs to happen? Why is the Why is the valuation of 1079 drew me to this? because I'm trying to actually get one example instead of generalities. Everything's generalities. Everything's losing money. It doesn't really matter in the whole bulk of it. So 1079 is one that we know that's a project there. How much are we going to have to sell that for to make sure that this works?

So at the end of the day, the last project we sold was $254 a square foot in this neighborhood. So, I don't have the numbers in front of me because I didn't think this was about those numbers specifically. Um, but Chris, I'm always happy to meet with you and go through things number by number. Um, what I'm really hoping for tonight is that we can move forward with approving this. But if we don't know if this is going to work and the lot lines are needing to be moved and we don't know what the actual outcome is as a function of this, I mean, is it really right to move this now if it may turn out we're going to need to move the lines back because all of a sudden didn't pencil out right? I mean, how in depth how in-depth has this really been done if we don't

I think we're getting a little wrapped around the axle with this. Um, I wonder if you should bring your concerns up in the commission's discussion because I don't think that this applicant is going to be able to answer them to your satisfaction.

The fact that every time they come, they can't answer the questions is a problem. Every time they come, invests does not answer the questions and is never prepared and says, "We got the data. What's the data?" We go and sit down. We don't get the data. The data is always somewhere but never here. And this is the night that we applied to be here. So, we've been prepared to be here for months, but we're not here with data. So, I agree with you. I'm fine discussing it as a group, but how many times do we need to ask to not get an answer? Right? So, I guess my question, last one. Sorry, apologies. So, this project is this project, if we break it up the way we're saying, how does this project meet the equity objectives that we keep hearing all the time, InvestM says are paramount? How does this project meet your equity targets?

Madam Chair, I'd be interested to hear if we have any comments from the the public and moving forward in the process tonight. Do we not have an answer on this one? I'm not sure what I'd like to be honest. I'm really not sure. I love you too, too. I would really I'm really not sure what I could say to you this evening. just how you calculate equity and will this one improve or remove equity?

So in overall 95% of our project work is directly with homeowners in our neighborhoods. When we do projects with landlords, we have income restrictions on how much they can charge on their rents. When we work with business owners, we invest directly in the properties where they make their livelihood and where they create vibrancy in our neighborhoods. There's not one answer for you that will get you to a spot tonight where I think you're comfortable with what we're saying, but we pull levers in every way with homeowners directly, which is our bread and butter. It's 95% of our work and that's where we really have equity.

I know we're generationally different, right? And I understand yes and no is different in different generations, but does this actually move towards your target? We're going to move on. Thank you. Thank you to the applicant. We're going to move into Thank you. Appreciate your cander.

Um we're going to move into the public comments. Is there anyone here tonight who would like to comment on this project um from a positive position? Anyone or this project who would like to speak? Anyone neutral? Anyone opposed? Okay. Um by our rules applicant, you do have five more minutes if you would like to come back up to the podium. Otherwise, I'll open it up to the commission. Okay. Thank you. All right. We'll open it up to the commission then for discussion and motions.

One thing that I want to bring up about the the projected sale prices. Um, maybe this is because I studied the redevelopment of public housing and I know those public private partnerships can be really expensive and we have asked in the past uh I'm thinking about the project on Grand that was a single family home that was being replaced by town houses and there was a discussion among us of the um what the sale price right what the price point was for those homes and whether or not there was a market for it. I think everybody wants to see this block improved. There's no question about that. It's everyone's lives are gonna be better for that. But I do think it's fair to ask whether uh what the what the anticipated price point is. I would be deeply concerned if there's been a plan that's been put in place without a projected price point. And um we we're hearing numbers about price per square foot. I just think that's that's helpful information to have. So it doesn't necessarily stop our conversation, but it is something that has come up before when we've considered projects and might be useful information to have in the future so that we can be confident that as these houses are being demolished and 21 families have been displaced that they aren't looking at vacant lots for the next decade because the market changed.

254 per square does put this over 600,000 just as a reference point. the the specific house of 1079 unless the square footage is off. Other thoughts from the commission? That's the lot size.

I'm not reading it off of there. I'm reading off the fact I know the house size. So, yeah, I know we're not going off of 7,000, but 254 I'll do the math just in case. So, let's just even estimate 254* 2,000 is going to put me over half a million. I think this house is actually sitting closer to 2500 or 2,300, which means we're going to be sitting at 600. Is that that number is right on size? Okay.

Would anyone like to make a motion on this item? I'd like to make a motion to uh uh approve uh as staff recommendation and with respect to Chris uh it's the big uh project right across the street from you. So I appreciate your all your questions and concerns. So I would have the same I'm sure. Can we actually put a friendly amendment on to actually make sure the questions that are asked tonight were answered in addition to approval? Yeah, that's due. Yeah, I think I think that's fair.

Any discussion on the motion? Do you have one?

Well, I This is a plat. The use is permitted. We're We're approving a plat to to move some property lines, introduce an alley. I I appreciate that everybody's very interested and invested in what invests is doing, but ultimately the planning zoning commission tonight is charged with approving a plat moving lot lines. The scope of our remit is to make sure that we're providing guidance and direction on issues that should either be for current approvals, future changes of ordinance, and the strategy of how we should be moving forward as a city. That sounds very, very relevant here. We're talking about only, hey, just answer the questions of data you say you have. What's the problem?

I'm just curious. I mean, like, are you going to present a list of your questions? And are you going to be an arbitrator of whether or not they're answered properly? I mean, I'm very hesitant to vote for something that says, "Yes, we approve this, but you have to answer these questions that we don't even know what they are. We don't know who's going to decide if they were answered. We don't know who's to decide if they were answered properly. I'll give you a list. Don't let a really really messy messy thing to do right now.

Let's restrict it only to the questions that are on the video. Say these are questions on video. Done. Right? And if the answer is if we're saying we have the data somewhere, we don't have it here, then those should be simple to answer, right? Why do we never get them answered? City legal would like a clearer definition of what the questions are because I don't I I mean, yes, a record has been made for the meeting, but having a clear record of what those questions look like if that's what you're asking and for particulars would be much more I I would like him to be accurate in what what's being represented in the meeting. Chris, do you think this would be do you feel like maybe we should have a separate meeting because it looks like you've had a lot of conversations or thoughts about this? And I feel like this is not the spot to do it. I mean, could we do it on the side?

I would love to have meetings on this. I've been for years asking about meetings about having even a strategy subcommittee on what are we doing or how are we approaching this? How could we better actually ensure that our ordinances or other directions make sense? Every time we get something come up from Vestdm, it's sit on a 30-minute time limit with lastm minutee information. There's no actual access to questions and there never comes up with any answers. So yes, if we want to go and say, "Yep, we need a subcommittee that's going to actually allow planning zoning to have either a subcommittee or the whole have input on the remit and and trajectory of this organization, which is fully funded by our taxpayer dollars. These are public dollars. We're a public body. Just because they go through another entity. This isn't like the partnership. It doesn't make it your money again. It's still our public money. And if you're saying we're losing money all the time to make half million dollar homes when I'm one of the only homeowners on my block is concerning.

Chris, this is policy set by the city council. The invest strategy is set by the city council. It's not the planning zoning commission's role. Your role is to look at a plat and decide if it match meets the city's requirements for plat approval. That's not what the website says. That is what your role is. Well, that's not what the website says. Number one, as far as the actual role, plan and zoning. And number two, in this case, why is the city setting the direction of plan if there's no interest in it? If investdm is independent, what do we mean it's set by council? Okay, we've got a motion on the table. I think was the friendly amendment accepted?

Well, not unless the attorney says uh we can go that route. I'm not going to make that determination, but I I again I'm going to convey that um any condition needs to be spelled out clearer so we have something to put in writing that's more much more accurate and reflects the the feelings and the um direction of the commission. Council, procedurally, if we do not agree with the friendly amendment, do we vote no? Correct. Okay. Thank you. Correct. Yeah, we can throw that up for I just want to clarify if the friendly amendment is still part of your motion or not.

I would say because the attorney says that the video won't work, then it is not. Okay. Yeah. Then let's take a vote. All in favor, would you would you would you tell us what the motion is then, please? The motion on the table is to move staff. Thank you. Thank you. All in favor, please raise your right hand. Opposed?

Pass. Thank you. We'll move to item number four. This is a request from Iowa District of the Wesleyan Church represented by Phil Weisman for the following regarding property located in the vicinity of 85517th Street. Determination as to whether the requested reszoning is in conformance with plan DSM and reszoning the property from NX2A neighborhood mix district to RX1 mixed use district to allow reuse of the existing building for art studio and office space. and Srioshi will present for the city.

Thank you, Madam Chair. Srihi Chakrabarti, planning staff. Item four is uh before you for a reasonzoning consideration for property in the vicinity of 85517th Street and the applicant is requesting to reuse the existing building on the property for an art studio and office space. and it requires reszoning from the NX2A neighborhood mix district to RX1 mixed use district to allow the proposed use. So, um this is a a vicinity map. This shows the subject property that's shaded here. It's at the intersection of 17th Street and um the uh corridor that's um between uh the section that's between uh the MLK Junior Parkway and uh Grand Avenue. It's referred to as uh portions of it as Cottage Grove, Crocker Street, and then eventually 15th Street. The area in the vicinity is uh primarily to the south of Crocker Street is primarily residential and includes the Sherman Hill neighborhood. There is some uh mix of uses scattered along the corridor. Uh it includes neighborhood oriented commercial, some higher density residential as well as some public um and institutional uses which are mostly to the north of Crocker Street. So, um, this is the subject property, and as you can see, it's a twostory building. It's approximately 1,700 square foot. Um, both the ground floor and the upper level. The applicant is proposing to use the ground floor as an art studio and, uh, the um, the second level for small office spaces for

artists and so on. So, I have a few other site pictures as I'm walking you through the use. This is um the looking at the intersection of 17th and Crocker. And uh you can see further to the north there's the elementary school campus. This is looking south um on 17th Street. So, a fairly quiet street with the residential uses and another um view of the building. from the south. A closeup of the of the intersection. And then this is uh looking north on um uh Crocker Street. As I mentioned, there are some um mix of uses sprinkled along the corridor. So there's you can see there's some commercial users closer into the MLK Junior Parkway. There's some higher density residential. There's a church use as well as the the Wilky house that's to the north of Crocker. I have some pictures which shows the back side of the property. So there there is actually a gravel parking area to the back of the building. It's uh currently um unpaved and uh uh overgrown. The access is from the alley. So you can see um this is the alleyway off of Crocker Street. And this is another view of the of the parking area from the uh from across the alley. So um the the um land use designation for this area is a neighborhood mixeduse with the proposed resoning. A land use amendment is not required. Um staff has reviewed the the proposal that the applicant provided and as I mentioned the proposal is to use it for an art studio in the in the ground floor

and office spaces on the upper level. Staff does think that it's it's uh uh it's a use that is compatible as a as a small neighborhood oriented use. the the type of classes that are proposed um includes classes and workshops as well as camps for um both youth as well as adults. The class sizes that have been um proposed are fairly small. So the applicant has indicated that the class sizes would be anywhere between 6 to 12 students for a standard class. Some of the workshops could be slightly bigger with uh 12 to 18 participants and uh the applicant also intends to schedule the uh the various classes in a manner so that they are staggered and as uh you can imagine with uh the the the the programs for the younger kids there would be mostly drop off and pickup. So um there would be minimal utilization of parking within the neighborhood. uh it'll be mostly a situation of parents coming in and dropping and uh picking up students. So, so with that said, um staff does think that this fits the the um the the character of the corridor and the uses that are along it and will and and and as so and and so long as it is developed according to the uh proposed zoning recommendations that staff provides under the staff recommendation that uh it should be um it should be a use that would not have a detrimental impact on the adjoining neighbors as well as incorporate safety of the customers that are visiting the the building. So with that, staff is recommending approval of the reasonzoning to the RX1 mixeduse district subject to the two conditions that off-street parking shall be provided to the rear of the building with vehicular access limited to the

alley. And the second condition is that the parking lot shall be paved, striped, and landscaped in accordance with chapter 135 of the code to the satisfaction of the planning and urban design administrator. And I just wanted to point out that uh should the reasonzoning be approved, this um does not require full site plan compliance. However, staff does think that some minor improvements are needed for the safety of the customers as well as to ensure that there's minimal impacts to the adjoining residential properties which is why staff has recommended the additional zoning conditions with the with the approval. The uh applicant is required to do a neighborhood meeting and this is a a summary of the meeting that was done. it u to summarize it appears that they had three neighbors that showed up at the at the meeting and the discussion was primarily centered around some parking concerns. It appears that they had some good conversation and uh brainstorm some potential um solutions to addressing those uh parking issues. We did receive one comment card in opposition and again the um concern here is related to parking and this is the consent map. The uh I just want to point out we only receive one comment card in opposition but the uh property owner owns three parcels which is why we have the three parcels that are uh shown as um opposed. And that brings up the opposition percentage to 14.75. I'll be happy to answer any questions.

Uh Shroi, I have one quick question. Um the current NX2A that does allow some commercial uses such as office. So what what is the main thing that is requiring this change? Is it because of the art studio and the assembly? The NX2A district primarily um accommodates residential users, even higher res density residential uses. Additionally, there could be some I think there's some group living type uses as well as other um smaller scale uses, but they do require conditional use approval. But but both um a commercial commercial commercial service including a studio such as this as well as an office space would not be allowed in the NX2A district which is why it requires the resoning.

So previously was the these have been used as offices and such for 20 30 years. So was that illegal or non-conforming or special use permit previous to this? My understanding is that that building as you know it's a very old building. it over the years. It has been used for a variety of different uses, but the most recent use was that was that of office space and it was likely a legal non-conforming use. Any other questions for staff?

I have a question. It sounds like the um the requirement to pave the lot may be sort of an issue, but staff have worked with applicants in the past to have some sort of timeline correct from the time of site plan the middle to the time that it actually goes into place. So there will be some some sort of compromise there. That's that's an option, right? Yes. Staff is willing to work with the applicant and we have reached out to the applicant to see if there is a mechanism to figure out a phasing plan within the site plan which which helps the applicant.

Thank you. Can you go back to the uh picture real quick of the front of the property? Is the uh my kid took had some tutoring lessons here. One of them uh bunch of times. And isn't that a loading zone right there or is that just is that just regular parking? That's not a loading zone, is it? Um Oh, it is. Yeah, it is. So, it's no parking from there to the corner. Yeah. So, I I mean it's a great loading zone. I don't uh that works good for uh dropping kids off and pick them up there. Okay.

I don't know if that's legal or what, you know, as far as that goes. If you're not parking there, you're just loading. Yeah. The sign says no parking. So, as long as you're not parking, I think. Okay. Any other questions? I just have a quick clarification. Does this this affect the entire building this resoning or just the 855 portion? Uh, no. It's the entire building. It does it does have multiple addresses, but it's it's the entire Okay. Thank you. Okay. Thank you. Is the applicant present? I'm here on your behalf.

If you would like to come forward and say anything additional about the project, you're welcome to do that. Guess I'm not sure. Okay, you do have up to 10 minutes. Please state your name and address for our records and sign in when you're done.

Uh, commissioners, good evening. My name is Kale Johnson and I live uh two blocks from the building we're discussing um at 74419th Street in Sherman Hill. Um I'm here as a neighbor and a friend of Matt and Jen's. Um I've been, for what it's worth, I've been on the Sherman Hill Association for about 5 years. I'm currently the vice president. I'm speaking tonight on behalf myself as a neighbor and friend. I don't represent that organization, but for what it's worth, I've lived in neighborhood for a while and been a volunteer. Um, Matt and Jen wish they could be here. They're out of the country tonight. There's not a lot of people I would go to a planning and zoning commission meeting on behalf of, but uh they're really good friends of mine and great neighbors and they're worth it. Um, so they accept the staff's recommendation in full. Um they agree um the parking should be in the rear and agree with the uh city staff's recommendation on how to pave it and mark it. Um they are aware of the parking concerns uh that neighbors have raised and they do sympathize with that. Um this is a small operation. I think the the numbers you shared were helpful to eliminate that. um they have small class sizes and as you alluded to in the previous use of the building, it's a drop off uh type of operation. Um I think the current use they had neighbors who or current use they had more people that would park and wait out front while it happened, but this is a different operation. Um, also for what it's worth, um, they're moving this business from Urbandale to downtown, uh, to this area. And so they do have some operational history to sort of understand how people use the business. So this isn't a new thing.

They have some history. And again, it's a drop off type operation. Um, operating hours are in the summer 9 to4. Um, for what it's worth, it sounds like a meaningful lower intensity operation than the the current use of it. Um, as mentioned, they took a they held a neighborhood meeting and met with neighbors. Um, Matt is actually the current president of the Sherman Hill Association. They live they're my neighbor. They live just a couple houses up from me. They live equally like two blocks from this. So they it's in their interest to do a good job with this and they will live next to and with the people who will suffer any type of consequences. Um so yeah, approving this resoning, it reactivates an underused property. I personally think this is very good for the neighborhood. Um it brings a small woman-owned business to our neighborhood and it does so um in an existing building that otherwise uh might be used for other things. Uh, and finally, it adds a needed resource, a safe, enriching place for working parents like me to take my son um in a place where he can be while I'm working. Um, so on behalf of my friends and neighbors, Matt and Jen, um, we respectfully ask the commission to uh, approve city staff's uh, recommendation.

Thank you. Any questions for the applicant, the applicant's representative? Matt and Jen are buyers. They don't they're they don't currently own it. They're it's under contract right now. Yes. Got it. Okay. Thank you. Thank you.

Is there anyone in the audience tonight who would like to speak in favor of this item? Anyone neutral? Please do state your name and address for the record and you have up to 5 minutes.

Sure. Jack Porter, 81518th Street, De Mo, Iowa 50314. Could somebody turn on the heat? That's the first time I've been at these uh aur uh chamber. Uh I'm here uh at the request of a couple of the neighbors to ask if this could be deferred so that there could be a full neighborhood meeting. As I understand it, most of the people that were invited were only within the 250 foot perimeter, which is understandable, but there's other people. I live on 18th Street. We're not affected by the on street parking, but I understand the biggest issue is the on street parking during the events. Um, don't have any issue personally with the staff recommendation on the back, but we're guessing that that at the most would be six spaces without seeing the actual layout. Um because of the position of the applicant as president, um I think it'd be very appropriate that there be more of an explanation so more the neighborhood, the greater neighborhood of Sherman Hill would understand what the new uh proposal is and they they may or may not have any objection to it. It sounds good as long as the on street parking issue could be discussed and resolved. Thank you.

Oh, please do sign in. There's a Sorry, back up. Um, there's a white sheet of paper there. Please sign in. Um, would anyone else like to speak in in in neutral fashion on this item? Anyone opposed? Please come forward. State your name and address. You also have up to five minutes. And please sign in when you're done. Hello, my name is Sarah Watson. I'm a tenant at 84517th Street. I'm a renter. Um my husband and I moved into the property in January and um neighbors let us know that every Wednesday and Saturday the current use of the property that we're talking about brings in a lot of on street parking. Um for your awareness 845 and 847th Street do not have any parking. We're required to use on street parking. So on those days it can be difficult to park near our residents. And um it's of our opinion that though we are renters um if this property were not to have fully paved parking lots in the back, it could affect future renters and current homeowners on the 17th Street. So, we're of the opinion that the staff recommendation would be great to have a um maybe six to eight parking spots in the back, but um to your point about that being a drop off space on 17th, it does mean that they are parking in front of our residences and taking away our on street parking. Um so, for that reason, I have a neutral stance. I would agree that I think a full residential meeting would be appropriate both for renters in the neighborhood and for full-time homeowners.

Thank you. Thank you.

Would anyone else like to speak on this item? Please come forward, state your name and address and sign in when you're done. You have up to five minutes. I'm Melinda Hajes. I live at 84717th Street, uh right next door to the property that we're discussing. I've lived there for about 40 years. Um I do not, as Sarah said, uh we're the two houses down there that do not have any off- streetet parking. Um and at my property it would be difficult to not impossible but in the back um I believe there would have to be uh you know quite a bit of work done. It wouldn't be just a matter of pulling it off the alley. Um we have um I went to the neighborhood meeting and u met the couple. They are very very nice people and um I think their idea for the art studio is lovely. Um we talked about the parking. That's our main concern. and they do have some ideas um and they're sympathetic to it as they live across from Smoky Row. I do feel uh because as Sarah said uh on certain days you just know you you come down the street and you think, "Oh boy, where am I going to park? There's no place to park." And um I know the parking issue has gone um up the street uh more than halfway. I've I've talked to other neighbors and they also have stated that they're opposed to it because they're also suffering parking issues up there. Um I in all the time that I've been there, uh the building has owned the back lot, but it has never been utilized. It just makes common sense. Um especially if

you're dropping someone off or you're even if you're coming for a class. um my right in front of my house or shortly in front of it is the first uh parking place and it's the you know it's the sought-after place to to park. Um I understand that. I also think that their ideas about trying to direct people to the back. I think it's a great idea. I think it's going to be a little harder to do. I mean you know what what are they going to do? Stand out there and and try to police it? Um you understand what I'm saying? It's just natural that people are going to want to park the closest nearest place. I understand that. Um but it makes it difficult. Um you come home with, you know, a load of groceries or whatever. Um and you have to park at the other end of the street. Uh because there is no parking on Crocker. Um so I also think I would vote for to have a neighborhood meeting. I've spoken with quite a few people. Um, I think we didn't have enough time to to properly get ready to discuss this and I think a neighborhood meeting would be a a great idea. Thank you.

Thank you. Would anyone else like to speak on this item? Okay. Applicant, if you would like, you do have five minutes for a rebuttal or to address any of these concerns or if you have a sense of um whether the owners or potential owners would want to defer to have more discussion with the neighbors.

Logan, uh Kale Johnson, 74419th. I will sign in when I'm done. Um they are looking to get going. So, one of the uh things the reality of a business like this is it's a summer oriented business and that's actually a time when parents also need coverage and so they aren't in a position right now where they can really advertise their offerings and services. Their lease is ending soon and so they kind of need to get going and they would ask the commission to move forward and support it. And as um the neighbors said, they they've obviously been very open to working with them and very communicative. So again, they're your neighbors and they care. And so it's it's in everyone's interest to make this work.

If if I could add to that, tonight's not the end of the process. This will have to go on to city council. there's at least a month ahead of us of of process left where meetings could continue to take place if the commission if the item moves forward. Thank you. Thank you.

Okay, I'll close the public hearing then and open it up to the commissioners for discussion and motions. To clarify Jason's point though, so if we delay here, we're not only adding they have a month already, which gets them closer and closer to summer, closer closer to miss viability on this and miss mis opportunity for this business. If we delay another cycle, we're adding another two weeks to a month. So it's probably we probably want to make sure we really have a problem if we want to delay this. Is that practically what you're saying? Yeah, I would just Yeah, I think that you we would really need to feel like I I agree that you feel like there was a purpose for it. Um just knowing that there is at least a month ahead of us in process that these conversations can continue to happen anyway and I think the applicant has indicated willingness to do that. Other comments, Jane?

I would say that um the although the applicant isn't here, it's clear that the there's a deep relationship with the neighborhood and the neighbors and a concern with maintaining the relationship. So, I have complete confidence that these conversations will continue and that they'll find mutually agreeable solutions. And given the expense that comes from delay, I would like to move that we accept staff.

Thank you. Any discussion on that motion? I support that uh motion. I I think that uh that this has already been used for uh a lot of people coming and going here and the parking situation has uh always been a problem and has always been worked out. I think that the applicants have uh by uh accepting the staff's recommendation are are doing what they can to uh um address the situation of parking and I hate to see uh this project die because parking and they had to go through the site plan uh approval um or this uh what's this called? Is this is this a

reason? Reason. Yeah. um because it's it's it didn't get grandfathered in when it's already been used like this for a long time.

I agree with everything that has been said and I just want to thank the people that showed up tonight um for coming to share your opinion. As Jason mentioned, uh you will continue to be part of the process. There's a reasoning. This is not the deciding body. It will go to the city council. So, you can make your voice heard there as well. But I do support everything that has been shared so far and I don't want to uh be the holdup for this project to go through. So I support the motion. Okay, we have a motion to move staff on the table. All in favor, please raise your right hand. Any opposed? And any passes? One. Okay. Thank you. Are there any director's reports, comments from Jason?

Uh, none. None tonight. Thank you. Okay. Thanks very much.