Planning Commission - Regular Meeting

Okay, it's 430. I'd like to call the Planning Commission to order for the July 22nd, 2026 meeting. Roll call, please.

Jake Castile? Here. Jim Jackson? Here. Pete McGorry?

Untied.

David Miller?

Yes.

Tom Tucker?

Yes.

Connor Whalen?

Here.

Mike Zuloff?

Here. Okay. We need approval for the minutes which you received earlier from the June 24th, 2026 meeting. I'd like to entertain a motion for that.

Mr. Chair, I move they be approved as distributed. Is there a second?

Second.

It's been moved and seconded. Any discussion, corrections? Okay. All in favor? Aye. Okay. Public hearing. Zone map amendments.

Thank you, Mr. Chair. So this is an application for a zone map amendment that was submitted by Barker Street Rentals for property they own at 1925 Barker Street to rezone that property from the public facilities district to the residential business district. On the screen now is a zoomed-in zoning map with the subject parcel outlined in red. As we can see, it's on public facilities. The area around it, immediately surrounding it, is mostly zoned single-family residential. That's the yellow. However, the portion to the northeast is part of a much larger residential business district corridor. We'll see that on this next slide. So we're zoomed out here with the subject parcel on the bottom left of the screen the area in the white checkered pattern is basically two arms of an existing residential business district and So we can see that here. And within that district, there's a healthy mixture of both residential uses and some neighborhood-oriented businesses as well. Here is the aerial map showing us existing conditions. And then a few elevations that I took recently. This is from Barker Street. This is the old Barker School building, still in great condition on the outside. And then another elevation from Mill Street. We can see the side of the old Barker School building as well as another building, the old school annex on the left. And then lastly, an elevation taken from Tiffin Ave, showing both buildings. so the reason we' re here is because the applicant wants to rezone the property to enable future redevelopment of the interior of both existing buildings for long-term apartments as I highlighted in the staff report the applicant really just illustrate their redevelopment intentions. They did submit a totally separate application, so I would suggest for this agenda item to just stick to the zoning districts, but there's this for context. moving on for now staff analysis is that Rezoning the property allows the site to be redeveloped for long-term residential use which is not permitted in the current public facilities district to our region and city are still experiencing a shortage of available housing units to support our local economy three the proposed rezoning and redevelopment are in line with the strategic plans goal of providing a variety of housing options for current and future residents for the community benefit realized from rezoning is greater than simply doing nothing and waiting until an eligible public facilities use comes along. Five is that to note the rezoning must be approved by city commission for any of this proposed future development to occur. we talked to other departments about this case they did not have any objections and were rather supportive of the application. Therefore staff recommends that planning commission recommend approval to city commission for this item and I have a couple notes on the bottom of this slide for dates housekeeping. Thank you.

Okay for discussion this was this is strictly for the zone map amendment. Anyone like to speak on that? Okay Questions comments.

I have a question through you. Mr. Chairman. I was curious about So there was a comment made in the application packet that one of the pros of this development is to meet our need in a couple of our plans in the city for housing and And then also it mentioned a variety of housing. So my question is, and I'm just curious, is this housing going to be affordable?

What do you mean by affordable? If you're referring to Section 8 or something like that, no, it would not be Section 8.

No, just I know, are you going to be?

Well, real quick, could you introduce yourself?

Yes.

Major Ristavski, I represent the Barclay Street, the owner of Barclay Street, so I'm here to answer any of your questions and concerns.

So yeah, just to give some context because we're discussing the actual code and then code one one one three point zero one number three says that we can rezone if there's a needed development that Doesn't comply with the current zoning and I thought that was applicable here because we do need housing however because of the comments mentioned about this promoting housing and being in line with our plan and I know it's just being a part of the community that the main need for housing is affordable housing. And so I was just curious, are these going to be extravagant condos like we already have all over? Or are they going to be more in line with what conventional wisdom would say is affordable? I don't have a number for that. I would have to.

Well, certainly it's going to be beautiful. I mean, we're trying to restore old ceiling copper tiles and everything, try to bring the historic value of the building. Would it have a wow effect? Yes, it will. You walk into an old building that's got a 14-foot ceiling with a copper tin with the same blasting and trying to restore it back to what it was 220 years. To answer your question, what is affordable housing price-wise?

I don't have a specific number. Do you think you'll be at market value or higher than market value or lower than market value?

We're going to compete with market value, of course. You're trying to occupy the building. I was just curious.

Again, that's not something that we really consider with regard to the code, but since we did mention in the code that...

Yeah, I don't want to... I cannot answer your questions.

That's okay.

Just because I really don't know what's gonna... We don't know like price per unit yet. We don't know what's gonna come. Correct. No, we don't know. Like the same school, you guys have it on Sycamore, 914 Sycamore. It's the identical building, identical rental, the same amount of units. Are those affordable?

I'm going off of this application. However, like I said, I think per the zoning code, I do support the project. I think it's a great use of a historical building that's currently vacant, and we need a variety of housing. So we need housing regardless. But again, like I said, conventional wisdom, and I think we could all agree, is that the city is really in need of affordable housing. So I just wondered if that would play into that need.

I can tell you that we will not put Section 8 tenants.

Okay. Thank you.

Mr. Chairman.

Yes. I'm pleased to see this application. We know from experience that residential use is a pretty good adaptive reuse of old school buildings and tends to succeed. It's a beautiful building. The building didn't have a very good reputation when it was still a school, but I think it's really a stunning piece of architecture and part of our history. It's local limestone, and it's really exciting to see this redevelopment. So in any event, we're talking about both buildings anyway, right? So I would be looking forward to this happening as soon as possible.

Any other comments, questions?

Okay, if not, yes. Mr. Chairman, just Is the applicant the current owner of the property?

Correct. Me and my wife.

Okay. Mr. Chairman. Yes. I would like to make the motion that this commission recommend approval to the city commission of the amendment subject to the condition outlined in the report.

Second. It's been moved and seconded. Roll call.

I'm sorry, could you repeat that?

Yeah. Oh, you're good.

Yes. Yes. Yes. Yes.

Yes.

Yes.

You might have them back up. So now for the same exact property, we have a separate application where we can get a little bit more detailed for site plan approval. Again, this is the property in question, location map, as well as several elevations. There's a lot of colors, so just look at just the red right now. Just the red first, okay. So, in terms of the overall site plan, the scope of work is to remodel the interior of both existing buildings to create 16 new housing units for long-term residential use, as well as performing various related site improvements. the property it's important to note that it's protected under chapter 1161 landmark preservation and requires a certificate of appropriateness prior to any exterior alterations however right now as part of this project no exterior alterations are proposed but the owner is aware of that protection. So we'll move to the next color, purple, parking and circulation. Scope of work is to reconfigure the parking lot, the location of the spaces and aisles and drives, and to add a new drive off of Barker Street to serve the apartment buildings, as well as repairing or outright replacing existing sidewalks as needed. parking lot as proposed meets all code requirements it actually exceeds the number of required spaces which would be 21 spaces with by providing 27 which is 128 percent of the requirement in that new Barker Street access drive and corresponding two-way in two-way out circulation pattern were reviewed and approved already by the city's engineering department. So next caller is blue. preliminary stormwater plan those blue squares indicate existing downspout connections to on-site storm sewers and Other catch basins along the site which will direct stormwater to the existing to the city system our engineering department reviewed this that it meet metal code requirements and was approved at preliminary level the site. Next is landscaping plan the applicant is providing new landscaping and plantings to buffer and screen the newly reconfigured parking lot from adjacent properties in the public right of way of course this also has a great the great effect positive effect of beautifying the site. Definitely appreciate adding this it is existing so this their efforts and then the last aspect here is lighting and pink and the scope of work there is to simply replace all the existing light fixtures whether they're on buildings or in the like site lighting with new dark sky compliant features which would be approved reviewed and approved by staff before installation so in summary staff analysis is that this project will help meet our region and cities need for housing options to support our the project. There is ample room on site for all circulation and parking needs. New landscaping was required and is also greatly appreciated like I said it amplifies the applicants revitalization efforts. For the proposed storm water solution being the same as existing will be compliant. Staff will review all proposed lighting to verify compliance before installation. As proposed this project meets all other we reviewed this site plan and other plans with our other departments engineering staff said all their comments were addressed the fire department said that they had no objection they just wanted to note that when they assuming they were to get to the building permit stage after all special approvals to show all applicable life safety and fire requirements being met and to make sure they provide adequate fire department access to the buildings which I presume is Therefore, staff recommends approval with the following conditions. One, all applicable permits are obtained through the building department, engineering department, and any other applicable agency prior to construction. Two, the approval of this application, the site plan application, is contingent on the approval of the application for a zone map amendment by the city commission. If it doesn't get rezoned, then it's not an allowable use. So this is to document that. Three, the owner slash applicant work with the city engineering department for all required approvals, including those that may be still needed further for stormwater, as well as the proposed canopy trees that you saw in the landscape plan, since those are in the public right-of-way. Lastly that all proposed site lighting must comply with the city's dark sky Regulations and the preservation design guidelines and must be submitted to planning and zoning division staff for approval before installing Thank you Okay questions Question mr. Chairman is any of the existing asphalt going to be removed or is it all being used for?

parking and driveways

My understanding, Mr. McGorry, is that the existing parking lot will be repaved. If that's incorrect, I believe that's what it is.

Greenery appears to be added around the edge, and that's going to be nice. I just wondered if... any of there's an awful lot of asphalt there when you drive by and I just didn't know if that was all going to be used as parking.

No not all of it. My understanding and the applicant can feel free to correct me if I'm wrong but was that what was reviewed and approved by engineering was to cut out some of that existing asphalt for landscaping and then to at the very least patch up if not repave resurface the remaining parking lot.

I guess my point or thought was any paved property that's not needed for the project would be nice if it were some sort of landscaping in addition to the edge. It would look more residential if possible. Yeah, so this is the landscaping landscaping plan that was provided so that's that's a lot more green that you can see on the side is that I see the trees around the edge of the border but it's the green next to the building is that that's going to be grass or.

Yeah, the light green so the circles are actual plantings there's big circles and small circles. The light green is grass.

Any other questions? Just a comment.

This might echo Mr. Zuloff a little bit in that not only in this city but for a long time the repurposing of schools that were no longer necessary into habitations goes back a long time and in other cities and some of the most remarkable apartments that I've been to had the terrazzo floors and the hallways and that kind of stuff. So I'm really excited about the prospect of more schools, historic buildings that can be maintained and continue to be used. in new ways in our community. And I was taken a little bit by the applicant making the comment that the school was identical to, I think you said Sycamore. I think that that's a lovely, a lovely building.

And Campbell and Osborne.

Well Sycamore has an elevator and that's kind of true and Not all I'm I'm sensitive to affordable housing, but the markets going to be what the markets going to be I'm also sensitive to handicap accessibility and some of the other school projects don't have the elevator and it kind of limits seniors and who are looking for affordable housing, but even market rate housing is inaccessible if it doesn't have an elevator for a three-story building. That's just a comment.

Through you, Mr. Chairman, I'd like to make a comment, too. I rode by there today, and the only thing I saw that I hope doesn't become a problem is that a lot of the houses there, they're on small lots, and that... They use the on-street parking and they probably don't want that to be disturbed as far as their parking spaces that they are currently using and being overflow parking going onto the street. That's one of my concerns.

would you like me to comment sure okay I wouldn't be worried about that the whole purpose of making sure that we have off street parking that they provided is that they self Park and so they're at a 128% of the required spaces they needed at 27 for just the apartment so maybe on 4th of July if all the residents have a company over but I I wouldn't be too concerned about that all right thank you.

Yeah, I think that's an important point. We often have parking conflicts when we have old neighborhoods that rely upon street parking. And so I very much appreciate this plan, which has more than the minimum. I also appreciate the staff making a condition that we... I think it's good practice to make a condition Explicitly that we conform to the lighting ordinance because it's something relatively new to us and easy to miss and not always understood so I'm and I also appreciate the condition that the staff review the lighting plan before it before this is Before we go ahead with it, so good work.

Thank you Someone who worked in the school district was an operating school when I was there And I like the other building the new building built in 1921 or 22. That's the new building But those buildings while they're not conducive for modern schools. They're they're beautiful for what you're gonna do with them, but I agree I

I have one more question for you, Mr. Chairman. And this is, again, just a curiosity. What the feedback was from the surrounding neighbors with regard to the project? Did they seem to be on board, or did you get, like, anybody that was...

The only reason we didn't put it up.

Sorry. I mean, it would make you walk back up here.

We know who you are. Maya Rostavsky, Barker Street. The only reason we didn't put green trees behind the building, just because I noticed the neighbors are planting tomatoes. So I stopped by, talked to the neighbor, said, would you be OK? Would I shade your yard? He said, we love the building. He said, you might as well leave it like that so I can get some more sun to it. So it seems like everybody's on board with the, I'm just trying to accommodate everybody. I don't want to invade the space or create problem for parking or for anything. The way the whole thing is basically, I think there's almost four parking spots if you really want to park on diagonal. We can even make four parking spots per unit. We just laid it this way so we can put some more green space over there. Sycamore Street, I mean, I'm going to mention it again. You drive by beautiful grass and everything. You see the parking lot on the side. This thing can look twice as pretty. But it's got to look pretty. I mean, it cannot look like a juvenile center.

All right, I just wondered what the feedback from the community was.

Yeah, the community so far, I'll talk to whoever I can see there and ask them, hey, guys, if you're noticing any trash or anything, please let us know. We try to clean it on a daily basis, whatever's happening. So we'll try to make the best out of it.

Okay, any comments from the public? Come up to the podium, please. Can you go back this side? Yep. And you are?

My name is Carl Winnery. I'm at 1021 Tiffin Ave. I live diagonal from this building. My building is the one with the bush with the smiley face. You might have seen that. My concerns are... involved with the safety that he brought up and then about disability that he brought up about putting 21 more cars and 27 more cars off street, which is fine, but I'm not sure where they're coming in and out. So I want to get that clarified before I ask my question.

can answer.

My question is, is that the one on Tiffin Avenue? The access between the two lights?

Let me answer so the top of this diagram is north Bottom is south so on and so forth where the time let me finish the top one is Tiffin Avenue that's a two that's Existing will be remediated to be Not cracked pavement and the bottom one is the only new one off Barker Street so purple look at the color purple and The top is Tiffin Ave. That's existing. They're adding another one off of Barker Street.

Okay. Now that I understand that, that interchange to get out on the Tiffin Ave. is between two lights, two traffic lights. Okay, and then now you're adding another one going on the Barker Street, which eliminates the parking for his building, which is the fellow in the back there, that they use off-street parking because there's only off-street parking for his building. Do you mean on street?

Are you confusing the two terms, sir? Pardon? On street is public parking. Off street is private.

I mean on street parking. On street, okay. You just eliminated at least two of them in front of his building. So where are they going to park? Okay, because there's only four or five spots. I'm just mentioning that, and you're adding traffic in 21 different spots. My question is, and my concern is, is the interchange at the corner there where the traffic light is. Okay? At that traffic light, now that you're adding all these more people, and you want it to be a walkable town... there is no crosswalk at the traffic light between Mills and Tiffin Avenue. And I've been discussing this with the city for quite a long time, and I've come up with at least a solution and a plan and a thing. I've got a letter from the disability folks who discuss stuff like this, and the letter, I'm going to present it the next meeting or the meeting after, pretty much states it's a messed up interchange. There's no traffic, there's no crosswalk. There's a crosswalk to go from the south side of Tiffin over to the north side of Tiffin on both sides of those streets. And there's a crosswalk that goes across on the other side. But I have never been in a town where we ask a disabled person to go around.

I don't know that that's pertinent to this.

Yes, it is, because now we're adding 21 more people. You're adding more traffic. They can only go left if the light allows. People come off of Monroe Street and they can go through the red light there because that's how it's timed. I'm just saying, on a safety, has any traffic... patterns been determined adding another 21 to 27 more cars coming out of that thing on Tiffin Avenue or at the other intersection coming out at Barker Street. Has it been discussed? And I just want it to be safe, but it's not safe now because you can't cross the street at the crossing. And that's where the post lady comes across. And I see people crossing the street all the time at the red light. So if we're going to make it walkable and we're changing this site, we've got to make it safe. And you need to just say on a note to the city, we need to get this taken care of. We'll take that under consideration, Adam. I mean, I don't have a problem fixing the building and stuff. That's just part of progress. Well, we'll take that under consideration. Any other?

Mr. Chairman. Yes, sir.

I appreciate the gentleman's comments. I think it's great to draw our attention to the crosswalks and the walkability, so I think those are useful comments, and I hope that those comments find their way to the service department, and maybe they can see what they can do about it.

Mr. Chairman, is there anybody else that wants to make a comment?

Yes, sir.

Scott Hall, 1058 Tiffin Ave. I own the building across the street, which I'm glad that finally something's actually getting done with that building. It's just been a blah. I've owned 1058 for four years now and since the day I moved in and started working on my building. That building's just, I'm glad to see finally that someone's actually stepping in and doing something with it. My only other concern was The entrance and exit out of Barker Street, how close is it going to be to that intersection? Because I do have plenty of parking on both sides of the street on Mill Street. That's where my tenants park. That's no problem. The only issue I have is on snow days, but that's an issue throughout the whole city, I'm sure, for the snow streets that You know, you got to make them clear because then my tenants will park on Barker Street. But my only concern is because people fly around that corner, even though it says no turn, no right turn. Like if you're coming in on Tiffin, there's a red light. The light's red. It says no turn in red, but they'll still swerve it. I mean, yeah. But how close is the entrance going to be to Barker Street or to Mill Street off of Barker? That's what I'm wondering because people, trust me, that intersection is... It can be a handful at times. Mr. Chairman.

Yes. I think the gentleman raises an important point. I think that maybe staff could review that. This would be a minor change. We can't angle it slightly, shift it over a little bit. What we can't really do, I don't think, is eliminate the entrance or the apron because basically a an owner has the right to use the property, you can't say, okay, you can't have a driveway. But we can take a second look at it. That will not stop us from approving this tonight, because that would come under a minor change, which the staff can look at it, and if there's an issue or there's a chance for improvement, that could be made administratively and very expediently. So, thank you for bringing up that point.

Yeah, because they turn mills, and then they'll take a left right on a barker, I mean, real quick. And when you turn on mills, if parking's on both sides, that's... Pretty tight for a two-way, but usually. But with it being an old school and stuff, they had that traffic problems there for years before all this.

And busing.

Right, exactly. So it's been a constant thing. So I'm familiar. It's just people got to slow down and be careful. Thank you. Thank you.

Yes. I'd like to address the neighbors, too, because I see your concern. For us, it's even better, actually, not to even come up over here and cut the curving. there's all the curb cut right here. You can just enter through here and go that way. It's perfectly fine.

And that's something we can look at. That's not a good idea.

We can look at it.

That's a whole other discussion. Okay. Any other questions from the committee? Okay. Entertain a motion.

make a motion that the application for site plan approval, and we recommend that to the commission, correct?

No, this is your call.

This is your call.

Commission approves the change of views.

I make a motion that this commission approve the site plan as submitted, subject to staff comments and what's just been discussed about a curb cut location.

Okay. Second. Second. It's been moved and seconded. Roll call.

David Miller.

Yes.

Pete McGorry.

Yes.

Tom Tucker.

Yes.

Jade Castile. Yes. Mike Zuloff.

Yes.

Jim Jackson.

Yes.

Connor Whelan.

Yes.

Okay. Congratulations.

Yep.

Any other business to come before the committee? Okay. Entertain a motion to adjourn. So moved. Second. Second. Okay. We are adjourned.