Developer’s Adair Park master plans propose rooftop restaurant, grocery and parking deck; council asks for more study and railroad crossing details

Developer Eric Richards and staff presented master‑plan level proposals for two adjoining Adair Park sites — the Johnson parcel and a city/developer‑owned tract across the railroad — that would add mixed‑use buildings, a parking deck and a new road connection to Rote (Rote) Mill Road. The Johnson proposal shows a multi‑story mixed‑use block with roughly 56 condominium units and 22 townhouses on the parcel and a parking structure serving retail, office and a grocery tenant; the adjacent West site shows about 30 townhomes and shared amenities.

Both submissions envision completing the fourth leg of the Haney roundabout and a new D‑street connection that could cross the railroad and link the roundabout to Rote Mill Road. The developer and staff described alternate roadway configurations developed with Kimley‑Horn; the consultant’s plan would provide a more direct connection (typical B/D‑street sections with sidewalks, parkway strips and strategic on‑street parking) that staff said would better serve the public interest if the city participates in right‑of‑way or construction costs.

Staff said the Johnson parcel totals roughly 4.15 acres, the West parcels combined roughly 3.2 acres, and the Johnson plan includes about 34,000 square feet of mixed commercial uses (retail/restaurant/office) and a parking deck shown with approximately 341 spaces in the applicant’s materials. The application package requested multiple variances and conditional uses, including a height variance (DTRO zone maximum 40 feet vs. building sections shown higher), block and dead‑end street relief, and density above the DTRO base. Staff and the planning commission said the proposals are broadly consistent with the city’s “urban village” policy goals in some respects but did not support the density and height relief requested without more substantiation; staff suggested rezoning the Johnson parcel to the Downtown Central Business District (DTCBD) as one path to reconcile allowed density, but noted that a partial rezoning could raise spot‑zoning concerns.

Council members asked for a more robust record on three topics before the council can act: (1) a refined traffic analysis and (if appropriate) a third‑party review of the traffic study, (2) confirmation from Patriot Rail about feasibility of a vehicle crossing and any requirements or tradeoffs that crossing would impose, and (3) a clearer plan for street sections and cost‑sharing if the city is asked to convey property or contribute to construction. Mayor and council also urged greater clarity on whether the grocery tenant is committed and confirmed that staff should expect full public and planning‑commission review if the project’s density or zoning changes.

After discussion, council voted to table both applications. Council requested that the applicant and staff return with answers to the railroad crossing question, a focused traffic‑study review and a clearer scope of roadway options (Kimley‑Horn configuration favored by several councilmembers) and potential development agreements; no land‑use approvals were granted tonight.