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DRC gives conceptual feedback on mixed-use proposal at 110 Redmond Street
Summary
The Development Review Committee reviewed P25-219110, a conceptual mixed-use plan for 110 Redmond Street featuring two ~800 sq ft commercial spaces and five residential units; staff flagged zoning and parking compliance items and the applicant said a revised submittal is expected next month.
The Development Review Committee on Dec. 10 received a conceptual presentation for P25-219110, a mixed-use proposal at 110 Redmond Street that would place two approximately 800-square-foot commercial spaces at the street front with five residential units behind.
Andrew Bowen, planning staff, summarized the project as a mixed-use development in the OR (office-residential) zone and warned that the applicant was seeking only conceptual review. "The applicant is only requesting conceptual review at this time, so no final decisions at this meeting," Bowen said, adding that the submitted site plan lacks an LDR compliance checklist and that "the OR zone does not allow the fee in lieu purchase program for parking." Committee members and staff said those items must be resolved in a later submittal.
Applicant representatives described site constraints, massing and access. The proposal locates the commercial spaces on Redmond Street with residential units arranged behind an interior courtyard and below-grade parking. The presentation noted an existing shared driveway easement and roughly 3 feet of grade rise from sidewalk to rear of the lot. Brad Hoyt, the applicant representative, said the design shows three garage-door spaces at the front and that the team "will open up 1 or whatever we need to of the parking spaces below so that they can be used by ... employee" to address the commercial/residential parking mix.
Hans Blank, presenting the landscape plan for the applicant, said the design emphasizes the streetscape and pedestrian experience: "We've designed mostly focusing on the streetscape and the streetscape experience for the pedestrians," he said, describing 30-foot-on-center street trees, perennial beds, a small front patio, raised planters in an upper courtyard and short-term bike parking at the street.
Committee members focused questions on site drainage, snow storage and garage runoff. The applicant said most roof drains will tie into the stormwater system and that garage drainage would be handled with a sand-oil separator; some utilities and a boiler system would be located in a conditioned space under the stair to avoid freezing. The committee also asked about maximum allowable height; the applicant clarified a dimension error and confirmed the closest roof-to-grade measurement is 30 feet.
Members generally praised the massing and materials while suggesting refinements: shortening some vertical windows on the side elevation, further developing material transitions between the commercial base and residential volumes, and adding additional renderings (including views up the stair). Doug Halsey said the project is "pretty well developed and seems appropriate for the neighborhood." The applicant responded that some detailing and window heights will be adjusted in the next submission.
Because this was a conceptual review, the committee did not vote on the project; staff and the applicant said they expect to return with a revised submittal in the next month or so.
What comes next: staff flagged missing LDR checklist items and compliance with OR-zone parking rules; the applicant plans to revise the site plan, address parking mix and dimensional details, and return for further review.
