Loading...
HomeMy WebLinkAboutMinutes - Development Review Board - 2/2/2006 MINUTES OF THE ORO VALLEY DEVELOPMENT REVIEW BOARD SPECIAL AND STUDY SESSION THURSDAY, FEBRUARY 2, 2006 COMMUNITY DEVELOPMENT-HOPI CONFERENCE ROOM 11000 NORTH LA CANADA DRIVE CALL TO ORDER: 6:02 p.m. PRESENT: Mary Caswell, Chair Dan Sturmon,Vice Chair John Buette,Member Harold Kandetzke,Member Marc Panas,Member David Johnson,Member ABSENT: Mike Zinkin,Member ALSO PRESENT: Paul Loomis, Mayor Conry Culver, Council Member K.C. Carter, Council Member Brent Sinclair, Community Development Director Sarah More, Planning and Zoning Administrator Joe Andrews, Civil Attorney Bayer Vella, Principal Planner Paul Keesler, Division Review Manager Jennifer Jones, Recording Secretary PLEDGE OF ALLEGIANCE CALL TO AUDIENCE Opened and closed with no comment 02/02/2006 Development Review Board Minutes Page 2 of 12 REGULAR AGENDA 1. OV12-05-31, MMLA PSOMAS, REPRESENTING COPPER CANYON DEVELOPMENT, REQUESTS APPROVAL OF A PRELIMINARY PLAT FOR A 21 LOT SUBDIVISION, SUNSET CANYON ESTATES (FORMERLY KNOWN AS ROCK RIDGE), LOCATED SOUTH OF TANGERINE ROAD AND EAST OF VISTA DEL SOL, PARCELS 224-11-019B THROUGH F The applicant, Valerie Feuer, MMLA, 800 E. Wetmore Rd, Tucson, Arizona 85719 representing Copper Canyon Development introduced her report. Ms. Feuer stated that they appreciated the conditions that were added to preserve the Open Space. Member Kandetzke asked if the lots will be graded on an individual basis or if the lots will be mass graded Ms. Feuer replied that the lots will be individually graded. Member Kandetzke also asked if lot 17 was in the 100 year floodplain. Mr. Feuer replied that it is not in the floodplain. Ms. Feuer stated that there is a portion of a lot that is in the floodplain, but they are not building in that portion. That portion is the part that they are leaving natural. Bayer Vella introduced the staff report into the record. Mr. Vella stated that the number one feature of this site is the riparian area that goes south on the property, it's connectivity across Tangerine Road and as well as south of the site running along the west side of Wilson Elementary School, which is the athletic field. Mr. Vella stated that surrounding the site are larger lot subdivisions that are 3 acre size lots. Mr. Vella stated that the riparian was the focal issue of the rezoning process with less than 1 acre lots with a minimum of 36,000 sqft. Mr. Vella stated that some of the key features that were identified were, they would be platting into the riparian area, which is permitted by code and was acknowledge as part of the rezoning. The second significant component was that there is a provision that the formal study had been completed, there was a thought the riparian areas laid out by the zoning code was a bit wider than what was actually there. The riparian limits identified on the rezoning and development plan were narrower than what is represented in the zoning code, which was a significant issue that had to be addressed during the platting process. Mr. Vella stated that the third major issue with rezoning was how do they conserve the riparian area, protect it and police it in the future? Mr. Vella stated that there was an exhausted discussion at the Council level and several continuances to examine what was appropriate. Was it most appropriate to have the Home Owners Association protect this F:\MINUTES\DRB\2006\02-02-06 Draft Special Session.minutes.doc Approved 03-14-06 02/02/2006 Development Review Board Minutes Page 3 of 12 area, was there a possibility of having a non-profit agency, Nature Conservancy or a Sonoran Institute take charge of the land. There was another thought of should the Town accept responsibility for the conservation. Mr. Vella stated that ultimately throughout the discussion and what was determined at Town Council was that there may be a balance act, that the Home Owners Association should be the front line of responsibility, however, the Town retains the enforcement if the Home Owners Association does not live up to the responsibility. Mr. Vella pointed out that there are conditions in Exhibit A that address that specifically. Mr. Vella showed the Board a picture of the plat with the riparian area and an aerial of what is on the ground today. Mr. Vella stated that the outer line of the blue area, actually steps into the areas of the lots. Mr. Vella stated that what was proposed to staff was altering that line. Mr. Vella stated that the light blue area on the picture is the line that staff worked with the applicant as the true riparian limit. Mr. Vella explained that in deriving that new line, they hired a consultant to walk the site using a GPS unit. They had a biologist walk around each of the bushes along the line that they felt was the true riparian edge, and they then took the calculations and overlaid it onto a map and accepted a riparian mitigation plan to make the light blue line the line. Mr. Vella stated that what they have today is a plat that respects true riparian limits. Mr. Vella stated that the difference between the light blue line and the green line, which is the gradable area, is the 15 foot apron that is required by code as the trample zone. Mr. Vella stated that all of the lots have been pulled into position in the manner that they respect the riparian area. Mr. Vella stated that the riparian areas need an extra layer of protection because they are platting into it and the Town does not want someone to get the impression that the riparian area that is in their lot is part of their backyard. Mr. Vella stated that one of the requirements that is reflected in the general notes is that along the light blue line there will be a continuous fence (masonry on the bottom with iron work in the middle) and part of the condition will be that there are no openings along the backyards, so that there is a clear delineation of what is the residents area to work with in their backyard. Mr. Vella explained that another component of the design that is a bit different from the tentative development is once you enter into the subdivision from Tangerine Road and head all the way to the private roads, it dead ends into a hammerhead where there used to be a cul-de-sac. The hammerhead design is there to help with the issue of pulling lots out of the riparian area. Mr. Vella stated that this design was reviewed by Public Works and the Fire Department. Mr. Vella stated that the plat meets all code requirements and most importantly it meets all of the rezoning requirements, which went well beyond normal code standards. Mr. Vella stated that in Exhibit A, Conditions 1, 3 and 15 can all be deleted, those conditions are all outlined on the Preliminary Plat. F:\MINUTES\DRB\2006\02-02-06 Draft Special Session.nn_inutes.doc Approved 03-l 4-06 02/02/2006 Development Review Board Minutes Page 4 of 12 Mr. Vella stated that staff recommends a conditional approval with the deletion of conditions 1, 3 and 15 in Exhibit A. Member Johnson asked about sheet 3 of 6, the sites around the hammerhead the dashed line that is called a erosion hazard setback, if you look at that line and take what is left of the wash, it seems to take 2/3rds of the property of lot 10 and more than that on lot 11. Mr. Johnson asked what that line means. Mr. Keesler replied that line was the original erosion hazard setback. Mr. Keesler explained that what the applicant and consultant have done in order to mitigate that erosion hazard set back is they will be installing a retaining wall and toe down creating a hard separation. Member Johnson asked about the 100 year floodplain and the 100 year FEMA floodplain designations. Mr. Johnson asked if the FEMA designation was in actuality out when it was surveyed on the ground, they ended up with 1.07 acres less into the riparian area and if that was the difference. Mr. Vella responded that the riparian limit and the floodplain are different. Mr. Keesler explained that the FEMA floodplain limit is actually the mapped FEMA floodplain, the original floodplain. Mr. Keesler stated that there has been through the consultants hydrologics analysis they have established a realistic 100 year floodplain, which runs fairly close to the riparian area. Mr. Keesler stated that there is some encroachment into the 100 year floodplain and what the applicant has taken care of is a process in order to map the actual floodplain. MOTION: Vice Chair Sturmon MOVED to recommend approval of 0V12- 05-31, Sunset Canyon Preliminary Plat, Subject to the conditions listed in Exhibit A, attached herewith, with the deletion of conditions 1, 3 and 15 as they are already listed on the Preliminary Plat. Member Kandetzke SECONDED the motion. Motion carried 6-0. Recess: 6:30 p.m. Reconvened 6:35 p.m. STUDY SESSION F:\MINUTESIDRB\2006\02-02-06 Draft Special Session ni_inutes.doc Approved 03-14-06 02/02/2006 Development Review Board Minutes Page 5 of 12 1. OV12-05-28, CANADA VISTAS REQUESTS REVIEW OF A PRELIMINARY PLAT/DEVELOPMENT PLAN FOR THE RANCHO VISTOSO TOWN CENTER; LOCATED AT THE CORNER OF RANCHO VISTOSO BLVD. AND MOORE ROAD; PARCEL #219-21-627J. Ms. Caswell stated that this study session is for the Development Review Board to get an overlying review of what the applicant will be proposing at a future Development Review Board meeting and there will be no action taken at this meeting. Steve Solomon, Canada Vistas stated that he was going to run through a summary of the Town Center and the Honey Bee archaeological site and the President of Desert Archaeology will be present to answer any questions that the Board may have and also he will have some artifacts that were recovered in some of the original digs on the site. Mr. Solomon stated that the Town Center is located at the Southeast corner of Moore Rd and Rancho Vistoso Blvd and is about 87 acres. Mr. Solomon stated that the site is unique in size and it was originally envisioned as the Center of Town in the 1987 PAD. Mr. Solomon explained that the site is zoned for a wide range of residential and commercial uses. Mr. Solomon stated that this property is the site of the actual Hohokam Honey Bee Village site that was occupied from about 400 A.D/600 A.D. to just before the Spanish arrived in the 1400/1500's. Mr. Solomon stated that there are some unique challenges to this site. Mr. Solomon explained that there are unique and irreplaceable cultural and historical resources on the site. Mr. Solomon also explained to the Board that there is also land entitled for very high intensity development with no rezoning requirement and legally all that has to be done is mitigate the site, which was the original plan that was submitted by Vistoso Partners. Mr. Solomon stated that the land value far exceeded the available preservation funds, the current market value of the core area being over$8,000,000.00 and the bond funds was $1,000,000.00. Mr. Solomon explained that the original plan was quite intense and included the following: -Government Center •Recreation Center •Tennis Center •Performing Arts •Hotel & Conference Center "Convenience Center -Bank •Retail & Offices "Apartments Mr. Solomon stated that Mayor Loomis had a good idea on this and suggested taking a unique approach and get all of the parties involved in the very beginning of the discussion of the development of this site so that there are not separate parties working to come to a head in opposition. Mr. Solomon stated that the Town of Oro Valley set up a Honey Bee Village Preserve working group and originally they were going to prepare a conceptual plan for the archeological site. The working group was looking at what should be preserved and how should it be preserved. Mr. Solomon stated that they had quite the working group that consisted of Town of Oro Valley, F:\MINUTES\DRB\2006\02-02-06 Draft Special Session minutes.doc Approved 03-14-06 02/02/2006 Development Review Board Minutes Page 6 of 12 Mayor and Town Manager, Parks and Recreation, Planning and Zoning, the Tohono O'odham Nation, the Town of Oro Valley Consultants Community By Design and Desert Archeology, Pima County Administrator, Cultural Resources, Arizona State Museum and himself as the property owner. Mr. Solomon stated that every Indian nation in Arizona claims a cultural affiliation with this site and all have agreed that Tohon O'odham Nation would be the lead nation in this project. Mr. Solomon stated that they came up with some very good results which are as follows: • Honey Bee Village Archaeological Preserve Conceptual Site Plan • Integrated Development Plan • Draft Conceptual Plan accepted by Oro Valley Town Council on July 6, 2005 • Tohono O'Odham Legislative Council approved Resolution supporting Conceptual Plan on September 14, 2005 • Endorsed by Historic Preservation Commission on November 14, 2005 Mr. Solomon stated that they have a 13 acre core site which represents over 90 percent of the central site of the original Honey Bee Village. There is about 50 acres of single family homes and there are varying lot sizes, 14 acres of condominiums and 10 acres of commercial on the corner of Moore Rd and Rancho Vistoso Blvd. Mr. Solomon stated that the preserve itself, one of the unique approaches was that in exchange for the donation of the 13 acre core site, the County will use the bond funds to perform archaeological mitigation outside the core area. Mr. Solomon stated that the core area is in the preserve, so there will not be any trenching or digging in the core area. Mr. Solomon informed the Board that Desert Archeology has been awarded the contract by the county and they will be performing the archaeological mitigation. Mr. Solomon stated that the single family homes, they had zoning for very high density. The single family lots that he has will have 145 lots on 52 acres, which is a much lower density. Mr. Solomon stated that they have a unique coving street design, the streets are curved and they have mixed 45 foot wide lots with 60 foot wide lots and increased the setback of the house on the lots, the net result of this is when you are driving down the street you do not see a row of houses, you will see curving and homes set further back. Mr. Solomon stated that all lots back up to open space, there is no lot that backs up into another lot; there is a minimum of 25 foot of open space between the lots. Mr. Solomon stated that most of the lots have views. Mr. Solomon stated that there are walking trails throughout the subdivision with access to the commercial area which will also have access from there to the Honey Bee Village Preserve. Mr. Solomon stated that the zoning allows for 34 foot two story single family homes. Mr. Solomon showed a slide of what the rooflines would look like if you were standing from the center of the core area. F:\MINUTES\DRB\2006\02-02-06 Draft Special Session.nzinutes.doc Approved 03-14-06 02/02/2006 Development Review Board Minutes Page 7 of 12 Mr. Solomon stated that they have 124 Condos on 14 acres which is 9RAC, opposed to the 21 RAC that the property is zoned for. Mr. Solomon explained that they have designed it to have open view corridors from the Preserve. Mr. Solomon also stated that the parking will be inside buildings on the first floor, with living space on the second and third floor. Mr. Solomon stated each unit would have its own private exterior entrance on the corner and they are planning on having elevators due to the two and three stories. Mr. Solomon showed a slide of what the condos would like from the core site. Mr. Solomon stated that all condos back to open space and most condos have views. Mr. Solomon stated that the condos will have direct access to the WAPA trail and if the working group and Historic Preservation Commission decides it will continue on and have access to the Preserve. Mr. Solomon stated that the access points to the preserve are still open to discussion. Mr. Solomon stated that none of the single family homes will have direct access into the preserve from the backyards. Mr. Solomon stated that the commercial area is one of the areas that the working group was the most excited about, several important prospects was that this was a central mall concept, not a strip mall. There will be various buildings, each with their own walkways around with landscaping and all of the entrances would be off the central mall. Mr. Solomon stated that they are planning on some restaurants with outside dining,with the backdrop being the Catalina Mountains. Mr. Solomon pointed out that people will finally have a place to go to have a meal outside without having to look at a parking lot. Mr. Solomon stated that there will be a walking path from Moore Road along the preserve boundary,which can be accessed from the road or from within the commercial area. Mr. Solomon pointed out that he set aside a section in the commercial area as an archaeological park, one of the features that was not included in the core area and what they plan on doing which has a more intense use, they can have on going digs for educational purposes, they can active displays, reconstruct the pit house. Mr. Solomon stated that there is a possibility where they seed the area with pottery and have the elementary students come in and learn to excavate and look for pottery and learn what it looks like and then reseed the area. Mr. Solomon asked the DRB to consider is that this archaeological park would satisfy the public art display requirement for commercial development. Mr. Solomon stated that one of the other features that they are looking at is hosting in one of the buildings office space for the Oro Valley Historical Society that can help monitor the site, have ongoing displays. Mr. Solomon stated that they are going to talk to the Arizona State Museum and the artifacts that are recovered from the area will be lent on a rotating basis for display up at the site. F:\MINUTES\DR1312006\02-02-06 Draft Special Session minutes.doc Approved 03-1.4-06 02/02/2006 Development Review Board Minutes Page 8 of 12 Mr. Solomon stated that the commercial area also serves as a dual purpose of public access and infrastructure for the preserve. They do not want to build a parking lot or a restroom by the preserve and all of that can be facilitated by the commercial area. Mr. Solomon explained that the commercial area is not one flat brick covered area. Mr. Solomon pointed out that the landscape concept plan is a preliminary plan. Mr. Solomon showed a elevation scale to the DRB, light to dark, light is lower,with each o They have different elevations with all elevations matching the existing elevation of the preserve. There will be nice changes throughout the mall area. Cross over to the other areas by bridges or landscaped areas. Lots of trees to give canopy/shade with misters, all designed to induce a lot of pedestrian friendly traffic, which they expect a lot of pedestrian traffic with the preserve and with the surrounding neighborhoods. Mr. Solomon stated that they held down a number of parking spaces and they have added extra landscaped islands in the parking area, they have screened all of the parking with trees and almost all of the screening will be a lot of the ironwoods that are on the property that will be transplanted and used to screen the commercial area and the residential areas. Mr. Solomon stated that they are asking for alternative compliance on parking. Mr. Solomon stated that if they do an estimate on parking based on anticipated uses, they come up with 533 parking spaces and a lot of that,perhaps they have overestimated over 23,000 of restaurant space, which generates a lot of parking. Mr. Solomon stated that it is probably an overestimate, and stated that the reason they are going with alternative compliance are three fold. Mr. Solomon stated that this is something that they would like the DRB's direction on. Shared Use: Mr. Solomon stated that the office space and the restaurant will be used at two totally different times, the restaurant primarily in the evening and weekend with the office space being vacant during those times. Unique Site: Mr. Solomon stated that they wanted to minimize the parking, they do not want a strip mall, they pushed the parking up to the side to maintain view corridors from Rancho Vistoso Blvd and from the mall area to the preserve and the Catalina Mountains. Mr. Solomon stated that they knew from the beginning that this design would impact the amount of parking that they could have on the site. Pedestrian Use: Mr. Solomon stated that there is over 2,000 plus homes within one mile of the site and they all have very easy access along major thorough fares with sidewalks along Moore Road and sidewalks along Rancho Vistoso Blvd. Mr. Solomon stated that they are trying to really make it so that people can go and walk and anticipate that the local neighbors would want to walk to the site as opposed to driving there. F:\MINUTES\DRB\2006\02-02-06 Draft Special Session minutes.doc Approved 03-1.4-06 02/02/2006 Development Review Board Minutes Page 9 of 12 Mr. Solomon stated that they decided on 325 parking spaces, explaining that staff would reduce it by at least 20%, Mr. Solomon stated that his reduction is 39% less than what staff would recommend and he is willing to go lower on parking even though it may have some adverse effect on leasing space. Mr. Solomon stated that there is a lot of concern about the protection of the site. Mr. Solomon explained that there are several layers of protection for the site, the first is a plat note that they added which states that the open natural spaces and common areas have restricted use and people can not explore for artifacts on any part of the site, even things that they see on the surface they have to report it and also that access to the preserve from individual lots are prohibited. Mr. Solomon stated that they put this on the plat to make it perfectly clear to people in the future. Mr. Solomon stated that in addition they plan on having the individual owners sign a Archaeological Preservation Agreement, acknowledging that the site is an archaeological site and there are restrictions. Mr. Solomon stated the CC&R's, recorded deed restriction have the wording from the plat note with the additional wording about storing something that is visible from the neighbor or from the street, they have added language that it can not be visible from the preserve area. Mr. Solomon explained that someone could not put a boat in their backyard and have it visible from the preserve. Mr. Solomon also stated that the rear yards also have to be maintained if visible from the preserve. Mr. Solomon stated that they are forming a master home owner association over the whole town center, which is a umbrella association over the condominiums which will have its own sub association, the single family homes will have their own sub association and the commercial will have their own sub association. The master association will also be taking care of the archaeological park and a larger archaeological park that is located in a residential area. Mr. Solomon stated that the over all usage is about 50% of the area developed, which is quite good compared to what the hard zoning allows. Mr. Solomon showed the Board a working schedule of his project and stated that they need to maintain this schedule, as a lot of people have been working very hard, sometimes on their own time to keep the process going. Mr. Solomon stated that this has been very much a team effort. Mr. Solomon informed the Board that he learned just today that the engineers resubmittal was lacking in some areas and the Town has very kindly agreed to let the engineers go back and rework some things and they are supposed to have the corrections done by Tuesday, so hopefully there will be enough time before the next Development Review Board meeting to say that the issues that the Town staff had are all resolved. Chair Caswell pointed out that there is no submittal to the Art Committee for Rancho Vistoso listed on his timeline. Mr. Solomon reiterated that he hoped that the archaeological site could be considered the public art submittal. F:\MINUTES\DRB\2006\02-02-06 Draft Special Session.minutes.doc Approved 03-14-06 02/02/2006 Development Review Board Minutes Page 10 of 12 Chair Caswell stated that this site is designated as "Town Center" and it encompasses the whole site and she thinks that he will have to go through Rancho Vistoso. Mr. Solomon stated that Vistoso Partners has seen this design since May 2005 and they is turning it into the master association for approval. Chair Caswell inquired if summer tents and playground equipment are included in items that should not been seen from the preserve. Mr. Solomon stated that the Rancho Vistoso association is over that and they do not allow temporary structures. Mr. Solomon stated that the CC&R's that they are still revising at this point do not specifically prohibit playground equipment; it does say that whatever is there has to be maintained and be in good repair. Mr. Solomon also stated that the wall is to be 42"high adobe type with rod iron on top. Chair Caswell inquired if this would have to go through a PAD Amendment. Mr. Solomon stated that this is 100% compliant with the existing zoning. Member Buette stated that in looking at looking at page 9 the retail versus office component. Mr. Buette stated that he was curious because there is more retail to office and inquired what the reason for that was, if it was purely economic. Mr. Solomon stated that the thought was that they really wanted it to be a place that will attract people who will come to the retail area and who will then discover the preserve. Mr. Solomon stated that there will also be people coming to the preserve that will also discover the retail area. Mr. Solomon stated that they would like to see the kind of places like,boutique and coffee shops that will encourage people to come and browse. Mr. Solomon stated that they know the major commercial development will be on Tangerine and Oracle Road and they are not expecting anyone to locate there to be looking for high volume, it will have to be destination. Mr. Solomon also stated that high end professionals would probably like to locate offices there, with the views and the amenities and they were just looking for a mix. Member Buette stated that maybe the office ratio could be propped up to retail that would certainly have an impact on parking. Mr. Buette stated that Oro Valley needs office space and office tends to compliment retail and suggested that it may be a more of a helping mix for the Town. Mr. Solomon stated that he would look into that. Member Kandetzke stated that it is his understandingthat mixed use in Rancho Vistoso is not well defined and does not have set standards. Mr. Kandetzke asked Mr. Vella to expound on that. Mr. Vella stated that, Mr. Kandetzke is absolutely correct, the Rancho Vistoso PAD has a separate category called"Town Center" and every category normally has in terms of format a list F:\MTNUTES\DRB\2006\02-02-06 Draft Special Session minutes.doc Approved 03-14-06 02/02/2006 Development Review Board Minutes Page 11 of 12 of uses with the development plan. Mr. Vella stated that this category is a bit of anomaly in that it has a very extensive list of potential uses, but there aren't specific development standards within them. Mr. Vella stated that what the Town has done to address that is within the PAD there are two designations that very closely correlate what is being proposed and that's the Town Center, High Density Residential and Cl commercial, the reason they chose High Density Residential is because the Town Center has sections specified to density that is off the Richter scale in terms of even more dense in the high density category, so they took the logical approach that High Density Residential apply those standards and with the commercial there is reference in the PAD to Cl Commercial. Mr. Vella stated that the Town has run into these issues before several years ago with the Hospital. Mr. Vella stated that the Rancho Vistoso PAD added a hospital category without any development standards. Mr. Vella stated that the first approach was to see if there were any other categories in the PAD that were similar, which there were not, and they looked in the zoning code if there were any categories similar and there were not. Mr. Vella stated that there is nothing in the zoning code about hospitals, so in that instance they had to go through the entire process of amending the PAD, going through the Planning and Zoning Commission and the Town Council to create development standards. Mr. Vella stated that the Town Center situation is different from the situation with the Hospital category,because there are zoning categories which are HDR and Cl Commercial and those are the categories that the Town is applying in this case. Member Kandetzke asked if there is a defacto standard that they have more or less backed into and that standard would be applicable to any similar type of development coming down the road. Mr. Vella replied that yes the Town has found a suitable standard that meets the intent of the Town Center,but there is only one designation for the PAD Town Center, so there will not be a repeat of this. Mr. Vella stated that the Town Center is the only area that permits this level of mixed use. Member Johnson stated that if the visitors using the south side parking to go to the preserve, what he does not see is any thing that addresses the preserve parking in the analogy on page 9, there are restaurant, retail and office parking. Mr. Johnson asked if the preserve would require more parking. Mr. Solomon stated that he was not completely clear on that, as far as whether the amount of visitors coming in or the amount of parking they are looking at is at a rate that would accommodate them or not, and he feels that the suggestion was to have some of the traffic people look at that. Mr. Keesler stated that staff has suggested to Mr. Solomon was to have a traffic consultant review a traffic analysis and look at the shared parking to get realistic numbers. Member Johnson inquired if that was something that the Board could look forward to in the future. F:\MINUTES\DRB\2006\02-02-06 Draft Special Session minutes.doc Approved 03-14-06 02/02/2006 Development Review Board Minutes Page 12 of 12 Mr. Solomon replied yes and that he was happy to adjust the numbers and showing the numbers to find a comfort level. Mr. Solomon stated that he would probably want to avoid adding very many more parking spots and may actually have to reduce the amount of commercial space, because he has open areas that they could put parking into but feels it would be a shame to wipe all of those areas out. Chair Caswell stated that they also have to look at the fact that this is a archaeological site, one of very few that is accessible to people and she thinks that he is going to get a heavier traffic load from that, because it will be advertised everywhere. Ms. Caswell stated that the parking is really something that he needs to take a look at. Mr. Vella pointed out that a challenge, that the Town is very much a partner in coming up with a parking solution, more so because the preserve area will be Town property. Mr. Vella stated that the expectation is not that Mr. Solomon isn't providing all of the parking for the public sector use for that preserve represents. Mr. Vella stated that there was a bit of a balancing act and what staff is working with Mr. Solomon are looking at some of the surrounding sites, particularly the office developments in the area, that when the preserve does have a big event, they do have overflow parking planned to be able to do that. Mr. Vella stated that the main thing that he wanted to point out was that the burden should not be entirely on Mr. Solomon to serve the public site. Member Kandetzke thanked Mr. Solomon for setting aside the archaeological site and it is a wonderful addition to the community. ADJOURNMENT MOTION: Member Kandetzke MOVED to adjourn the February 2, 2006 Development Review Board Special and Study Session Meeting at 7:20 p.m. Member Johnson SECONDED. Motion carried 6-0. Respectfully submitted by, Jennifer Jones, Recording Secretary F:\MINUTES\DRB\2006\02-02--06 Draft Special Session.minutes.doc Approved 03-14-06