Large mixed-use project at S. Duncan/W. Treadwell returned for major clarifications on right-of-way, parking and plaza features

A large-scale mixed-use proposal west of South Duncan and West Treadwell Street (LSD2025-057), submitted by Ecological Design Group with Moda Studio participation, was tabled April 2 after staff identified multiple unresolved items including right-of-way and easement clarity, inconsistent architectural and civil plans around a parking-garage frontage, and questions about a proposed public plaza ("Piazza") and tree decking in the right of way.

Donna, planning staff, said clearer exhibits that isolate right-of-way, easements and proposed vacations are needed rather than heavily annotated illustrative sheets. "It'd be really helpful if there could be an exhibit that's not showing all the fun fancy ... and it was just easements, right of way, that sort of thing," she said. Staff also asked the applicant to provide a parking table showing requirements, proposed counts, and any reductions taken, as well as a short explanation of how parking needs will be met given proposed commercial uses.

Engineering raised technical items including a meter-vault location that appears within right of way, steep slope setbacks that may require a variance plus written neighbor permission, and drainage details (level spreaders) that were not visible on the plans. The traffic/assessment conversation included a preliminary calculation staff described as a small percentage of peak-hour trips and an approximate assessment figure that would be finalized later.

Staffers also questioned whether the proposed tree decking and permanent plaza features could be allowed in the right of way: parklet authorization, right-of-way vacation or alternative cross-sections may be required. Fire and building safety asked for onsite coordination about hose-pull access, FTC locations and curb weight capacity. Solid waste requested a dedicated submittal showing proposed waste-service details; applicants indicated dumpsters would be located within and under the garage and staff encouraged use of compactors where feasible.

Applicants were advised to produce simplified exhibits that clearly show rights of way and easements, reconcile civil and architectural drawings (especially where the garage meets the street), provide the requested parking table and drainage clarifications, and meet with fire and other divisions to resolve access and service details before resubmitting.