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Residents and Super‑Neighborhood 51 contest variances for White Oak Commercial; commission approves staff recommendation
Summary
Neighbors and Super‑Neighborhood 51 urged denial of variances for the White Oak Commercial project at North Main and Boundary over safety and an out‑of‑date traffic study; Marquette Companies and staff defended outreach and technical analyses, and the commission approved staff recommendations with at least one recorded dissent.
The Planning Commission approved staff recommendations for a commercial reserve at North Main and Boundary (White Oak Commercial) after extended public comment and questioning over three requested variances, prompting a sharp debate about traffic, safety and developer outreach.
Jeff Butler presented the staff report and described two variances: a request for a 0‑foot building line along Keene and a small (about 1 foot or less) incursion into the visibility triangle. Staff recommended approval, finding the development meets the intent of TOD principles along the corridor.
Multiple residents, Super‑Neighborhood 51 members and neighborhood leaders urged denial. Oscar Rangel, a homeowner, told commissioners the variance "is gonna lower our property value" and said he was concerned the traffic study did not account for planned Main Street changes. Michael Tello representing Super Neighborhood 51 said the initial traffic impact analysis was completed Sept. 1, 2020, during the early pandemic period and does not reflect current conditions. Heather McCullough, a CLT member, said 24 homeowners who attended community meetings opposed the variances, and she said the traffic study packet of 477 pages was provided to neighbors less than 24 hours before the hearing.
Janet Montes of Marquette Companies said she had conducted door‑to‑door outreach and presented about 135 signatures she said supported the project. Chris Yuko, another Marquette representative, told the commission the applicant prioritized pedestrian safety and that a prior traffic study for the adjacent multifamily project accounted for retail on this side of the street; he said the team would continue to work with public works on signal timing and permitting details.
Commissioners and staff clarified that traffic‑impact studies are typically under public‑works purview; a staff member addressed how long a TIA remains valid, saying the usual practice is about three years unless a significant change occurs. Several commissioners criticized late distribution and lack of clarity in outreach materials. After questions and discussion, the commission moved to approve staff's recommendation; the motion carried. The transcript records at least one formal opposition, including Commissioner Rosenberg.
