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Staff presents Midtown two‑building site plan; requests two minor variances
Summary
City planning staff on April 28 presented a site plan, STP 25,040,012, for two multi‑tenant buildings in Midtown, noting two requested variances — a one‑foot height increase to 26 feet and a glazing shortfall under the 50% window requirement — and a staff condition on dumpster access.
City planning staff on April 28 presented a site plan, STP 25,040,012, for two multi‑tenant buildings in the Midtown area and described two requested variances: a one‑foot height increase and a shortfall in the required window percentage.
The presentation matters because the site is adjacent to existing and planned entertainment and retail uses — including the Black Bear Diner and Andretti’s — and staff said the proposal includes public open space and architectural treatments intended to reduce visible blank walls.
Staff member Steph summarized the proposal as two multi‑tenant buildings on the middle lot, developed by Rise Up Ventures, with landscape and open‑space amenities including seating areas, market umbrellas, benches, planters and water features. Steph said the project “is complying with our appendix f menu items checklist” and noted the applicant requests two variances: to increase the maximum building height from 25 feet to 26 feet and to allow window coverage below the 50% frontage requirement. Steph said staff “does not have any objection to this request.”
Steph showed building elevations and said the applicant proposes murals on side elevations “wherever they have blank walls” to compensate for the glazing variance. Staff also highlighted that the site plan provides required parking and meets or exceeds landscape requirements.
Commissioners raised traffic and operational questions. One commissioner asked whether the area, already experiencing congestion at peak times, had been re‑evaluated for traffic impacts. Staff and civil engineering staff noted a traffic impact analysis (TIA) completed in 2019 that used a 10‑year horizon and said land uses remain generally consistent with that study. Staff member Brett Huntsman said signal timing is set “primarily” for safety and the city will look at adjustments where feasible; he said the team would revisit the TIA if future land uses change substantially.
Staff also noted one condition: the applicant must provide a 40‑foot clear space before the dumpster enclosure; staff said that dimension will be confirmed during construction plan review and reflected in the construction documents if needed. Steph told commissioners that the staff condition is minor and can be adjusted as the design is finalized.
No formal action was taken during the staff briefing. Staff said the item will be heard during the regular meeting public hearing and ultimately requires city council approval to authorize the requested exceptions and the site plan.
Next steps: the commission will have the public hearing during the regular meeting; staff will verify compliance with the dumpster clear space condition and civil review comments during the construction plan (CEP) process.
