Design commission approves eight-unit infill with conditions to protect sidewalk safety and street trees

The Downtown Design Commission voted Oct. 16 to approve an eight-unit residential infill project on Francis Avenue, DTCAD-25-00080, after the applicant agreed to mitigation measures intended to reduce pedestrian-vehicle conflicts.

Planning staffer Laura Griggs told the board the project will create eight driveways across a new sidewalk and highlighted the city's pedestrian-circulation guidance and a 10-foot maximum setback that leaves little space between garage faces and the public walkway. "We are recommending approval," Griggs said, while noting the sign component for the development will return to the commission for separate review.

Architect Weston Dennis, the project's presenter, said the team had sought a ninth unit via a closure of a portion of 12th Street but that the Planning Commission recommended denial of that closure. "We will be ... withdrawing that application, so it's not gonna go to city council," Dennis said, and the applicant confirmed it would pursue the scheme confined to its property lines.

Commissioners pressed the applicant on garage depth and the potential for vehicles to block the sidewalk. Measurements discussed in the room estimated the clear distance from the garage face to curb at roughly 16–18 feet in places, and Dennis acknowledged a car could fit but said the design intent and mitigation would discourage parking. To limit risks, the commission required that:

- Sidewalk driveway crossings be delineated by a permanent texture or integral color change rather than applied paint;

- The developer coordinate final tree species with staff and provide irrigation to ensure street-tree health; and

- Small, tasteful 'No Parking' signs or similar delineation be installed at each driveway rather than loud alarms.

Commissioners emphasized avoiding alarm signals that would intrude on neighboring residents and favored subtle, well-designed totems or landscape treatments. Griggs confirmed the city's ordinance already prohibits parking on sidewalks and that enforcement could be used if persistent violations occurred.

A commissioner moved to approve the application on the basis that it "complies with the regulations and guidelines of the Downtown Design District zoning ordinance as referenced in section c and d of the staff report," and Brandon seconded; the motion passed.

Next steps include submission of finalized materials required by staff (tree species, final paving details and signage) and any administrative checks before building permits are issued. The project team said it will coordinate with utilities regarding an existing power pole and with staff on tree placement and soil/irrigation strategies.