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Developer outlines Lincoln Lane "NOLI" plan; committee directs staff to finalize remaining terms
Summary
Project sponsor Michael Comrades and staff described a plan to convert the North Lincoln Lane alley into a pedestrianized promenade with new storefronts, relocated utilities and a "Via" pedestrian spine. Commissioners praised the design but raised major concerns about a proposed covenant in lieu that could transfer FAR and effectively encumber city land; staff will continue negotiations and return to the commission.
Michael Comrades, the project sponsor, presented the NOLI concept for North Lincoln Lane — a plan to convert the existing roadway and rear facades into a pedestrian promenade with new storefronts, consolidated utilities and internalized trash/loading to reduce visible dumpsters. He described design elements including a second street front ("the Via"), consolidated FPL transformers and internal trash rooms; he said the sponsor and capital partners are prepared to move quickly once entitlements and a binding development agreement are finalized.
Why it matters: The scheme would activate underused public right‑of‑way and deliver streetscape improvements at limited public cost, but commissioners and staff raised legal and long‑term title concerns: the developer has proposed a covenant in lieu of unity of title to enable transfer of floor‑area rights (FAR) between adjacent private parcels and the city parcel. Staff and the city attorney warned a covenant that allows FAR transfer could create a permanent unified development site if transfers are consummated.
Outstanding points: City staff listed key negotiation items: (1) covenant in lieu of unity of title, (2) termination for convenience (staff seeks protections and suggested the city will negotiate stipulations rather than an unfettered right), (3) concession fee waivers and ramp‑up periods (developer asked for an 18‑month waiver then 50% discount on certain concession fees), (4) definition of gross revenue for revenue‑share calculations and (5) public benefits package. Staff said the recommended financial structure proposed a 12‑month ramp with a 10% revenue share; the developer proposed 18 months ramp and 5% of gross (staff described that as effectively 5% of net under developer definitions).
Committee direction: After extensive discussion about timelines, protections, and the need to avoid permanently tying city land without safeguards, the committee voted to return the item to the commission with direction for administration to continue negotiations and report back in September. Commissioners emphasized urgency to coordinate Lincoln Lane work with Meridian Avenue improvements and the convention center hotel timeline.
What comes next: Staff will prepare a short list of unresolved points for the commission and is expected to return a negotiated package to the full commission in September. The committee asked that any ordinance or LDR amendments include guardrails limiting transfers and preserving the city bility to redevelop the parcel if needed.
