Okay, everybody, we're gonna call this meeting in the city of Alentown Planning Commission order.

Like to first uh welcome our newest member, Kate Hartney.

Kate, thank you for uh your interest in serving this commission.

Uh we welcome you aboard.

We can maybe do some more introductions after the meeting and and get to know each other a little bit, but thank you.

Um the first item on our agenda is the approval of the minutes of the January 13th meeting.

Uh the minutes have been prepared and circulated.

Is anybody have any comments or corrections about the minutes?

All right, hearing none of those will stand approved as written.

We'll go right into our next item, which is an extension request for Central Park uh Central Park Apartments.

Melissa's gonna give us an introduction.

Take it away, Melissa.

Thank you.

Okay, so this is a request for an extension of time for one year to February 13th, 2027, within which the applicant must record plans and enter into a land development agreement with the city on the proposed 12 building 126 unit apartment complex at 605 Winetta Street, known as Central Park Apartments.

In the letter requesting the extension, the applicant cited the need to coordinate the proposed extension and relocation of Wineta Street with City Center Investment Corporations, proposed North Ridge development, which is immediately to the west of this property.

Central Park Departments and its engineer, Paul McNamar over two, have been working with city staff on the proposed plan revisions and intend to submit an amended plan approximately beginning of February.

The project calls for land clearing and grading, construction of Northwineta Street, construction of 12 apartment buildings containing 126 dwelling units, parking for residents and visitors, landscaping, lighting, and stormwater management.

The project was was reviewed favorably as a sketch plan in December 2020.

Conditional preliminary approval was granted in March of 2021.

Final conditional approval was granted on March 8th, 2021.

An extension of time was granted to February 13, 2026, and the current request is for a one-year extension to February 13th of 2027.

The project is still within the five-year timeline now provided for completion on land development within the updated SODO.

And that will go through June 25th of 2026.

The project has completed some required activities.

Other steps are still in progress, including sewer planning, drainage review by LBPC, traffic impact study revisions and review by the city, approvals from all the city review units, LDA, financial security, and recording of plans.

Staff does not object to this extension.

All right, thanks, Melissa.

Um is there representation?

Please come forward.

Um I spoke with uh the engineer on the way here.

Um hopefully in the next couple weeks we'll be submitting.

So I just I think it expires tomorrow or this week.

So just wanted to get that in.

All right.

Um I guess I got a question for staff.

Um if I'm following this correctly, so the the original timeline relative to final plan approval was in 2021.

Um was granting another year gonna stay within the five-year window.

I'm confused.

So we're we're still within the five-year window until June 25th to 26th.

June for the next four months.

We're still within the window.

I don't know that that's Mr.

Brown's question though.

Yeah, I mean, you know, I so look, I've got no, I've got really, you know, sort of no problem with it with granting this, but I think we've been in recent um similar requests.

We've been basing everything or judging it against this new five-year window that we've aligned ourselves with the MPC.

And I just I I guess I don't know.

This this this whole milestone summary just kind of confuses me.

Um, where I look at received preliminary plan approval in August 21, submitted final plan approval.

Submitted final plan April of 2021.

Is that a typo submitted received conditional approval on final plan?

Doesn't have a date, but it says good up until Jul June 25th.

Am I the only one that's saying this?

Well the the issue is and I I didn't pick this up, so thank you.

When did the board give its original approval?

Final approval?

Yeah.

So on the letter that gave the final conditional approval, it said the date was June 25th of 23 when it would expire.

So the approval was, I guess, June 25th of 21, and that gave the 15 day or 14 days when they're going to sign the the agreement to the conditions.

And that was a conditional approval.

Yes, because they had to um you know do all the city city comments and all the stuff they had that they needed to do to finish land development as opposed to a final approval.

So have we not yet given a final approval?

That was a final conditional approval.

So if I'm thinking in a five-year time frame that's that total five-year time frame is going to expire later this year.

If we would and how much more time does the applicant request, I mean we'll be submitting within the next couple weeks.

It looks like this is gonna be longer than five years.

And I remember the uh um uh the questions this board had when we made the jump from two years to five years and figuring out that five years is okay, but now we're looking at five years and eight months.

And I don't know.

I think part of this is that this project got changed because of the Northridge project.

So we're accommodating the Northridge project with the change to one editor street.

So that's like the whole reason that this is going through a big change is because of that.

I understand that, and I don't object to that, and I think it's a good thing.

Statutorily, where are we?

I mean, it's the statute doesn't care that we're accommodating another project, probably.

If I can clarify the time frames associated with this, the original approvals are for two years.

That's what's in the city's code.

We found that that was inconsistent with the five year protections that were within the NPC.

In the modif um in the new saldo, we've revised those so that way every everything now matches, so it to be five years.

Yeah, I believe this will and eventually with the new needs of the project, take that outside of the five-year period.

Um we wanted to create some standardization and how this is accomplished.

This is in a previous approval that was granted under the previous code, so these rules do not necessarily apply, but we did in the new saldo um anticipate um this.

And so what the new saldo says is the expiration date will be for a five-year period, and they have the opportunity to appear before the planning commission and to ask for one two-year extension.

And the criteria is that the applicant has made reasonable efforts to record the land development and actions taken to secure other approvals required from other permitting agencies to allow for the recordation recording of the land development plans.

Uh, the second can possibility is identification of substantial expenditures made or substantial obligations incurred in the reliance of that approval or conditional approval, and the final is is an act of God or extreme economic market conditions that have caused the additional need of for time.

So those are the three um conditions to consider, I think, for um this particular application.

So the new code is five years plus the potential for two years if you find those have been um met.

This is submitted under the old code, so we're kind of really in that territory.

That's our guidance, but that is our old code.

So they got the two years.

This is gonna exceed the five-year period, the protections of that five-year no longer technically apply, and it is up to the city's discretion whether or not you want to accommodate this.

You know, just my opinion.

I I think that if this were just a standalone land development without anything happening adjacent to it, I I think we would have more of you know, a reason to to doubt grant and extension, but you know, I I do think because of the circumstances that you know, looking at the master plan here for Northridge, there is some substantial you know, realignments of the streets that will need to be accommodated with the the proposed uh simple parks here.

So I I do think it's pretty reasonable to grant an additional six months on top of the six months that we would typically have for the five year.

So I I personally wouldn't have a problem for uh another one year extension for this project uh to hopefully get those couple alignment issues coordinated with Northridge development.

All right.

Um just a quick point of clarification, I guess.

You know, as we sort of discussed at our last meeting, even if you know, even if we wanted to take you know a firm approach on where we've been heading with these um because it was submitted and and and previously approved under the old code.

Am I correct in as we discussed with Popeyes last time that this would still be able to come back and and be considered under the old code?

So if this were denied for some reason today, they could resubmit their granted protection for a period of five years, so we would have that four, I think what was it, four month window to work with them.

Um in reality, they need more than four months, they're not going to complete the project in four months.

That's unrealistic.

Um I think the previous one had more time within that five-year period.

So if this were denied and five years had passed, which they're almost there, then they would need to come um fully redesign and come into the new code.

Right, right.

And you know, and I thought about that um leading up to today, and I think you know the the challenges on this site.

I'm not sure the new code would result in much better project, to be honest.

This is a really challenging site um topographically and underlaying with rock and trees and whoever knows what else is under there.

But um, so I don't think it would necessarily result in like because I'm looking at this as a as you know, we may see more of these down the road, um, where it may be in the city's best interest to to not grant.

But um, I guess I I guess I could sort of agree with um my colleague Mr.

Beavers that um there are circumstances that do warrant us deviating from what we've been trying to do in terms of consistency.

Anyone else have any thoughts?

I I would agree with Craig as well, given the master plan and the ebbs and flows of such a large project that uh yeah that would approve as well.

Is anybody in the audience interested in this extension request?

All right, so we're um so let's clarify what's the extension if it's not is it as of today or is it as of the current expiration, which would be June 25th, I guess.

What are we the previous the previous extension was until um February 13th of 2026?

So that's the extension, that's the date we're working with right now.

I see.

Okay.

Which I still don't understand, but okay.

I don't know.

There was an additional extension in between there, so that's uh another thing that's got this uh um date moving.

So that so am I correct in that this we had also given it a reinstatement then?

We had it must have expired and we given it a reinstatement if if we're off calendar now from the original.

Yeah, I mean January 2024 looks like it was given an extension and restatement was probably tied into that as well.

Right.

Okay.

We'll give you one more year.

I appreciate it.

Thank you.

You know, my my concern is that we treat everyone equally and that we do so um uh under the color the ordinances we're dealing with.

I I find um the explanation reasonably comforting, though I have a little bit of trouble going back between the old ordinance and the new ordinance, almost like we're picking and choosing.

Um it's certainly not enough to have me um vote in the negative.

Right.

Yep.

Yeah, I think we're making our point, you know, and I and I think you know, like I said, I my equally concerned is is that we're gonna see more of these, you know, um, especially with a massive influx of big big projects that just came in, you know, they got a lot of work to do in five years.

I feel like we may not be up here, but somebody's gonna be up here having the same conversation about you know a number of projects that we're looking at now and and or we'll be seeing soon.

So um, okay, so good discussion.

So I'd I'd make a motion to approve uh a one-year extension until February 13th, 2027 for this project.

Okay.

Thanks, Greg.

I'll second.

Thank you, Eric.

Any further discussion?

All those in favor say aye.

Aye.

Aye.

Any opposed?

There you have it.

Okay, thank you.

All right, land developments.

Item number three on the agenda is 1420 Walnut Street.

And uh Melissa's gonna introduce this one as well.

Thank you.

Okay, this project is a minor land development in which the applicant requests to demolish the existing two-story garage building and construct a three-story detached two family dwelling on the proposed rear parcel, Frontian Hickory Street.

The project was submitted under the previous zoning ordinance.

In that regard, the property is located in the RH high density residential district and the TNDO and the HBDO.

The zoning classification allows the proposed development of a two-family dwelling.

At the December 9th, 2025 ACPC meeting, the commission approved with conditions a waiver from Section 350 26C4 of the land development as subdo, which requires that all new lots shall have frontage on a public street, which connects to other existing public streets.

In addition to addressing the comments in the city comment letter, the conditions included the future land development plans would be reviewed by the planning commission, and that documentation supporting financial hardship would be submitted.

In that regard, this minor land development is before the commission for review.

The applicant has provided documentation related to the financial hardship for the commission's review.

The zoning hearing board had granted variances for the conversion of the single family dwelling on the proposed front lot on Walnut Street into four dwelling units.

The conditions of that order require landscaping along the border with the school district property.

Staff recommends the commission require landscaping to be added to the plan along the eastern property line, abutting the school district property.

Those zoning does not require a lighting plan for the proposed two-family or the future four unit dwelling on the on the front lot.

Um the parking is for both properties, totaling six dwelling units, and staff would recommend a lighting plan be submitted that would otherwise be required for development of five or more dwelling units, especially since vehicles will pass through the proposed building to access the parking area.

The project site is within West Allentown neighborhoods in West Allentown feature the greatest diversity in housing types.

The proposed in-filled development is within a 10-minute walk of Atlanta EBS or high capacity transit group and would add to the housing supply.

Allentown Vision 2030 envisions a future for this city that is sustainable, vibrant, and resilient.

This project can help with help to achieve these goals by ensuring landscaping consists of native plants and includes energy saving strategies within the project, such as utilizing sustainable building materials and taking measures to maximize energy efficiency.

Staff suggest these options be considered.

The project falls within the HBDO.

However, since the garage building that is subject to the to this project is an accessory structure, the HBDO does not apply.

Staff's staff finds that the proposed new construction complies with the majority of the of these guidelines and offers the following comment.

While wood shakes would be more historically compatible.

Staff finds the building materials to be acceptable.

The building is fronting on an alley and is not readily visible from a street.

The shake style mimics that of the existing building fronting on Walnut Street.

The project otherwise complies.

Staff recommends approval of the proposed development.

Staff recommends the plans be revised to add landscaping to the eastern property line, that native plants and energy savings strategies be considered and lighting plan be submitted.

In addition, any recommendation of approval should be conditioned on the applicant appropriately addressing comments in the city kind of letter.

Thank you.

All right, thanks, Melissa.

Somebody representing the project.

Come forward.

Good afternoon.

My name is John Kitsoris.

I'm with Carl Engineering.

I am the engineer of record for this project, and I'm here representing the applicant who is also in attendance today in case you guys have any questions for him.

One thing I'm asking is uh as far as the staff recommendation for the lighting plan that because it is more for the building lighting that we do that as part of the building permit process as opposed to land development process.

Um as opposed to that, we are 100% compliant with the response letter.

I'm sorry, the comment letter, and we will be adding landscaping to the eastern side of the property as requested.

That's all I have.

Thank you.

All right, thank you.

Um I have a couple comments, and I'll pass it on the line here.

Um I I noted in the uh city comment letter uh a request to describe, I believe it was in for this project.

Um how is the how is the trash gonna be handled?

Um for for both the multi-unit building and the new building.

I see in the one rendering there's a there's a there's a dumpster, appears to be a dumpster located inside the parking area, or I guess maybe that's is that a plant or yeah, I think our current plan is a dumpster that will be wheeled out for removal.

You're gonna roll it out back towards the alley through the yeah, so they don't have to come underneath the building.

Right.

Okay.

Um I had I had made a note to myself, you know, about the the clearance um of the opening, the clearance height.

I can't I can't read the the dimension that's in our report here.

Do you know of hand the clearance of the drive-thru and whether and and this is a question for city staff whether we have issues about that relative to emergency vehicles or anything like that?

Is do we have any concerns or has this been shared with fire or police or anybody?

Looks like it's it's 10 foot to the second floor, so I think the opening is probably a little bit less than that.

Um Yeah, and we have fire approval as of 2 3.

There is okay.

Um I don't know, you know, is 10 foot.

I guess that's really up to you guys, and whether you have sufficient clearance will be to be determined.

But the red as well I asked about the the trash receptacle because I didn't imagine that a garbage truck would be coming through there.

Yeah, we wouldn't want a trash truck going under there.

Right.

And as far as fire, my my understanding is that rear building will be fought from the alley and the front building would be fought from Walnut Street.

Right.

Okay.

Um the um can we talk about the landscape in just a minute?

So uh I was just looking on the on the plan.

So I'm happy to hear, you know, so the rendering shows plantings on one side, the land development plan shows plantings on the other side.

Um it looks like maybe you've got enough room to shift everything and get planting on both sides, or what are we sacrificing one for the other, or what's the so the planning on the western side is is due to the requirement.

The southern or the eastern side, we did miss that as part of that original um zoning hearing decision, and our plan was to have an opaque fence.

And I think we talked about that during the zoning hearing to have an opaque fence across that eastern property where the parking lot is due to proximity to the parking lot, and there's an existing retaining wall there.

So we don't really want to plant there.

We don't want any water getting there.

We don't want any root systems affecting anything in that area.

And then we are gonna do native planning or or local planning along the property line where you know, past the past the parking lot where the the house is, so to shield the house.

Um we were kind of unsure why that request was even there in the first place because it is a school that doesn't operate at night, so I wasn't sure what they were screening from.

Um, but we have no concern.

We're gonna follow through with what was what was requested, and that's our approach.

So we don't plan to do that planning that you see there in that picture where the parking lot is.

We plan to just fence that.

Um my understanding was the reason for the planning was to create a buffer that would stop lighting to go through so the car lighting to go onto the school property.

Right.

Um, and I think an opaque fence would probably do that better than potential plannings anyway.

Sure.

Um, I can't help but to look at this at this site plan, you know, and thinking about what we just went through with regard to snow removal and everything.

Um, you as a designer or the owner, you know, thought about how they were gonna manage snow removal and stockpiling with the the layout as it is.

Yeah, I mean, my understanding is if you go back to the other one, my understanding is a a truck would probably back in, so it'll probably be a pickup truck, right?

I don't know um if you guys have some known staff for all your property, but my understanding is the fact a pickup truck would back all the way in and plow out to the alley.

Okay.

All right, I think those were were my comments.

Okay.

I know the zoning hearing board order specifically said showing landscaping along the border with the school district property.

Now, are you saying that you do just fencing and not landscaping or just where the parking lot is due to just due to site constraints?

Okay.

We we don't have enough of a landscape strip in there to actually plant.

It's just too tight, and there's an existing retaining wall right there.

Okay.

So it just it doesn't make sense.

And I don't know if that was properly vetted whenever the first engineer came through with this plan.

Um, but as we did our final design, it just doesn't make sense there.

Okay.

Um Mike, I don't know if that would cause any issue in on your side for zone the zoning office.

At this point, if landscape was specifically requested, that was the order of the zoning hearing board, and neither zoning staff nor the planning commission would have the authority to modify a condition by imposed by the zoning hearing board.

Only the board would have that authority.

So if the applicant believes the modification for to that condition is needed for practicality purposes, that request should be directed to the zoning hearing board rather than any of the parties in the room at the moment.

Is there a chance to look in the definition of landscaping?

I mean, is it a landscape fence that could technically be landscaping, or does it have to be actually greenery?

The word or the the order of the board was to was to provide landscape.

I don't believe there's a specific definition of the of the of the word landscape in the zoning code.

So that's the position I would push would be you know a landscape fence technically is landscaping?

I don't know.

It's in the stretch.

I'm not a fence architect, so I can tell you that.

In general, in the sections of the zoning code that do discuss landscape where the where the where since the code is no specific definition of that term, it's con it's most commonly used in the code to refer to plant material.

So I would be of the interpretive mindset that uh the request for landscape specifically would refer to would refer to some kind of plant material or organic material of some kind.

So if the if the landscape is to be revised to a fence, I do think that that could that could be accommodated with res or that request could be accommodated, wouldn't need to go to the zoning hearing board.

That said, being able to determine what sufficient landscape falls or what's what sufficient action to carry out that request would fall to staff.

If there was some combination of a fence softened by some landscape more for aesthetic purposes than screening purposes, there might be there might be some room for that.

I think some of the intent of the board was probably also just to just preserve the attractiveness of the school district property and provide provide some of the visual benefits of greenery in addition to just uh just uh wooden or composite fencing material.

Yeah, we'd be we'd be 100% willing to work with city staff to make sure that we are all in agreement upon what's decided before we go through final.

Or at this point, I'd say if you didn't want to return to the board, if you can put together some kinds of design concept that incorporates both both fence plus the landscape screen and give the zoning office the first chance for review.

If we believe we can if we believe we can approve that within our authority without needing to return to the board, we're willing to do that.

Obviously, if the if the commission wants me to take a little planning commission wants me to take a little bit of a hard line and say, now it was screened landscape planning is the only acceptable solution.

I'll certainly take that direction and take my cue accordingly.

But that's that's the only comment I have for this plan.

I I have no objections to it just pending addressing the zoning comments, uh, however, it needs to be satisfactorily addressed.

Yeah, and just to be on the record, we'd be happy to work with your staff to make sure that everyone's in agreement.

Thanks, Craig.

Um, I have a few questions.

Uh I saw in the plan kind of going back to the dumpster in the trash.

That's also co-located with bike parking in that area.

So is that gonna be for both of the buildings for all the residents in that one area where there's the concrete pad with the dumpster?

Is that for both of those lots to share?

Yes.

Okay.

Um, and then similarly for all deliveries, mail, things like that, is that all gonna be accessed off of Hickory Street for both of those lots, or is that going to be split between like the front of both of those areas?

It'll be split.

Okay, so each building would get it delivered to the front of their okay.

Yes.

Um I think I had landscaping was one which was addressed.

And then I saw the in the floor plans.

The um first floor has that drive aisle of this building where you'll be accessing the parking area.

And it looks like there's also storage and utility rooms.

Is that what type of like it's storage, just general storage to each of the units have their own storage unit, or is it more just like storage for the whole thing?

Let me bring up the owner for that one.

Okay, or the applicant for the unit?

I'll take it for the unit.

So they get their own storage unit with that area.

Okay.

I wasn't sure if it was like a mail room or other things were gonna be in that type of area.

Yep, probably more mechanicals for the building.

Okay.

Um yeah, I think that's all my comments I had.

Thanks, Leslie.

Um, most of my questions were answered.

Uh, landscaping, obviously, the barrier between the school and um and your development.

Um within the landscaping, there's no like public gathering space, meaning people who live there is there like picnic table or anything like that or whatever.

No, not at this time.

I was just curious.

Okay.

Um, since all the other questions were answered, I did have one just from an architectural standpoint and perhaps even a safety standpoint.

Um on the first floor of the accessory building renovation, the small wing wall is what is what is the construction of that?

Do you know is it post and beam with you know columns and and header?

Is it is it concrete?

What is that?

I don't think we've gotten that far yet.

Okay, I would just recommend if it's if it's post and beam, perhaps maybe consider some ballards around that, and and that would be for safety measures if if somebody were to you know have a heart attack, for example, run into the car, half that building's coming down.

We'll definitely be bothering both sides of that front and back to make sure that if anyone, yeah, even if they're not paying attention or slip on the gas or whatever.

Either that or you could extend the concrete wall up too, and that could that could make it sufficient as well.

So for sure.

Yeah, thank you for the recommendation.

Yeah, good comment.

Other other than that, um, I I was unaware how dilapidated the building was.

So um this is really a net win for the city and and and the and the and the neighborhood, so I commend it.

Thank you.

Yeah, I was just I was just looking at the floor plan.

Actually, I think there's kind of a really nice little two-bedroom layout for these units.

It's gonna be nice, nice little building in the back.

Kate, I don't I'm I'm not trying to skip you, but I know it's your first time, and I'm not sure.

You know, but feel free to to chime in if you're uh if you have comments about any of the um I know at the beginning you had mentioned the lighting and trying to shift that to a different place.

Can you just walk us through what that lighting might look like?

So I'm not really quite sure, but it would be some kind of building lighting because we do want to make sure that even though cars will be coming in with headlights at night, we just want to make sure that that whole area is illuminated to make sure that no one's hitting anything.

Obviously, we'll we'll protect the bollards, but still just to make sure it's lit up.

But because that will be building lighting as opposed to site lighting, I was just asking if that can be part of the building permit process.

Fantastic.

Thank you.

Okay.

Um is there anyone in the audience interested in this application?

All right, so um do we have anything other than really just our our staff uh comment and planning report?

Do we have any other additional conditions uh that we've talked about?

Uh I know it's just addressing the zoning comment, um, however, we want to phrase that in the condition just satisfactory to staff after us and I don't have any objections to the lighting plan being part of the building plan review process.

Yeah, I mean I think that that's more of a um staff problem to chase that later.

You know, I think there's some advantage to put in it as part of the building or the site package so that it gets addressed, but I mean if you guys want to chase it later and make sure that the lighting gets satisfied during the building permit uh process, that's up to you guys.

But I think it would be probably easier for you guys to include it in.

I mean, we can move this along with that condition that it gets added, but I don't think I think that's that's up to you guys.

For the lighting, there would be no strong preferences to the timing of when the lighting scheme would be would be reviewed, and I would like to offer a friendly suggestion though that for any condition concerning the landscaping, the in addition to referencing staff satisfaction, the references both staff satisfaction and all zoning gearing board conditions, just so all regulatory bodies are speaking together.

Yep.

Yeah, and that's what I was wondering if if that's not already sort of incorporated by referenced in in the current letters, but we can we can reiterate that because honestly, it's it's outside of our you know.

Okay.

Any other comments from the board?

Um care to craft a motion.

I assume we want to move this thing along.

I see no reason to hold it.

Yeah, okay.

Yeah, I'd be happy to make the motion to to approve it with the conditions uh briefly just discussed in compliance with the staff review letter and comments.

All right, Greg, thank you.

All second it.

Any further discussion?

All those in favor say aye.

Aye.

Any opposed?

All right, very good.

Thank you.

Thank you all for your time.

Yep.

All right.

Next item number four on the agenda is a land of element at 112 North Eighth Street.

AW Living.

And Melissa's gonna introduce that project as well.

Melissa, before you get started, I also need to recuse myself from both um item four and five coming up.

Um because my employer has a business interest in this.

All right, thank you, Leslie.

Okay, so um first I'll just note that the LBPC letters were not attached to your backup.

So both letters were incorporated into the staff report, but I'll just give a quick um overview of the LBPC letter and then go over my staff report um summary.

Um, so LBPC say that that this is a future LB development area.

Um this project supports the regional housing shortage.

Uh LBC LBPC encourages sustainable energy systems and to reduce overhead operational costs and to minimize environmental impacts.

Um, that includes geothermal, solar, or gray water reuse.

They suggested bicycle racks be included in the plan, and noted that the site is near Lanta bus stops, including EBS routes.

So I'll go forward with the city staff comments.

Um this project is a major land development in which applicants propose to demolish three existing buildings on two lots and construct a seven-story apartment building with 23 dwelling units.

The project was submitted under the previous zoning ordinance, therefore the property is located in the B-2 Central Business District, the TNDO and the HBDO.

This property is located between Linden and Turner Streets.

The old Allentown Historic District is one block away on Turner Street.

The zoning classification allows the development of an apartment building.

The develop the demolition of the existing buildings will need to be reviewed by HARV and approved by the zoning hearing board.

Staff suggests that the two lots be consolidated.

Um the first story and portion of the second story are are proposed to include a lobby, leasing office, and other amenity and mechanical spaces.

Um, all three 20 20 all 23 dwelling units are proposed to be studios.

Um parking is proposed to be provided in the APA spiral deck.

Additional information and plans are needed, including a lighting plan, a bike rack and or storage, additional landscaping, and storage facilities that are required for multi-family dwellings.

The project site is within Center Allentown.

Allentown Vision 2030 recognizes Center Allentown as the heart of the city where neighborhoods, entrepreneurs, small businesses, and the community thrive alongside one another.

The property is along a high capacity transit corridor and a short distance from the ATC hub.

Um, the plan to demolish the existing historic buildings within the HBDO zone would not be in line with Vision 2030's goal for historic housing to be revitalized and provide healthy and affordable housing in walkable and safe neighborhoods.

Staff recommends the commission inquire as to the affordability of the proposed units.

Allentown Mission 2030 envisions a uh future for the city that is sustainable, vibrant, and resilient.

Some ways that this project can help to achieve these goals, include adding landscaping with native plants, including energy saving strategies within the project, such as utilizing sustainable building materials and taking measures to maximize energy efficiency.

Um staff suggest these options be considered.

Uh the project is with the downtown redevelopment area or downtown development area.

Um this project works to achieve the plan's vision by adding housing within an existing residential mixed-use area at the edge of the downtown housing offers many benefits to increasing downtown vitality by bringing more activity to the sidewalks in the evenings and on weekends, providing convenient housing choices for downtown growing work workforce, supporting additional retail establishments, and operating hours downtown.

The B-2 Central Business District does not have a height maximum.

The plan suggests new buildings respect adjacent buildings by stepping back at a similar height to the existing structures.

Facade stepbacks allow buildings to line the sidewalk to also provide adequate sunlight and reduce shadows at ground level.

Stepbacks that occur at similar heights across different buildings on a street create a unifying element and a defined street wall that provides a comfortable sense of enclosure.

Stepbacks can be integrated into building design as outdoor terraces for residential space or as green roofs to provide a visual amenity for building occupants.

Staff should suggest a step back at the fourth floor along North A Street.

The project falls within the HBDO.

The zoning hearing board has the authority to grant approval for demolition within the HBDO after review and comment by HARB.

This process has not yet begun.

Staff suggests the commission wait until the zoning hearing board has rendered a decision on the demolition before proceeding with any additional approval.

The project site falls within the TNDO, which provides design guidelines for consideration.

Staff finds that the proposed new construction compliance complies with some of these guidelines and offers the following comments.

The application proposes the construction of a seven-story building.

Rendering show a building that contains elements of moderate modernization and similarities with surrounding buildings.

The building materials used are similar to that of older neighboring buildings.

The fiber cement panels between the windows along the front facade create verticality, whereas the design of the rear facade would be more consistent with the neighboring properties.

That verticality is seen on buildings along Hamilton Street, about a block and a half away.

This design feature would not be typical of this block.

Staff recommends adding brick material to the base of the building between the second and third floors, which is currently black, in order to better reflect the rhythm of window placement found elsewhere on the block.

While there are many taller buildings close by along Hamilton Street, typical buildings on the block base are two and a half to four stories tall, while ver verticality vertically oriented seven stories is not consistent with the height of adjacent adjacent buildings.

The inclusion of mute muntains does help to maintain features seen on the windows of adjacent buildings.

The storefront windows along the first floor create a more vibrant walkable feel to the block.

The blank walls on the north and south facades are shown with murals.

Staff is in favor of the murals as opposed to blank walls.

Prior to approving the project, staff recommends the project first obtain approval from the zoning hearing board for demolition in the HBDO.

This approval should be based upon standards for special exception approval, including consideration of a significant buildings to be demolished and the effect of the historic character of the streetscape and neighborhood.

Staff also strongly recommends the design be adjusted to incorporate the step back on the fourth floor, in addition to addressing other recommended recommendations in this report.

So finally, should the commission conditionally approve this approve the plans, staff recommends the following conditions.

The proposed mural must be approved through the mural application process and a mural must be installed on the two blank walls prior to occupying the building.

Staff recommends the commission inquire as to the affordability of the dwelling units.

Staff additionally recommends that a lighting plan be submitted, the design be revised to incorporate a step back at the fourth floor, and energy saving strategies be considered.

Additionally, staff recommends that no demolition occur until a building permit has been obtained to construct the principal building.

The following must be added to the plans: a bike rack and/or bike storage, native landscaping, and details for storage facilities.

The project must be in compliance with the requirements of the HBO BDO for demolition, and the applicant must appropriately address comments in the city count letter.

Thank you.

Thank you, Melissa.

That was quite a report.

It's quite a project too.

Come on up.

Hello.

Good afternoon.

My name is Carlos Tower.

I'm the architecture de project here on representation of Alice Right, which is uh the owner of the property.

Um receive the report.

We want to comply with all of the comments.

Um what we're looking today for a conditional approval basis on the recommendations.

Um before I would like to review the project.

So this is the property.

And next please just show the on the ground floor.

So what we have, we have a seating area, we have a lobby area, which is gonna um we're gonna create some connection and some uh connections with the within the neighborhood.

Also, we do have a small commercial space.

One recommendation that we received was the storage.

And we in this presentation we were able to accommodate all the storage, so we we update the plans based on that.

So this is different than what we submitted, is that correct?

Yes, we add the storage.

So that compliance with that.

I see that the trash room got shortened up, and that's where you put the storage.

Okay.

That's correct.

Next, please.

They are studios.

We have a four units per floor.

It's gonna be a trash shoe, which actually is a nice feature for these buildings.

You know, uh when you have small units, they are more affordable.

So this is you know, this is the whole idea when this project is a small footprint, you are on the neighborhood, it's sustainable in the way that you have all the basic services with the side.

So again, we look more as a walkable, walkable building.

Um the building has a small amenities because we're using the neighborhood as the menities.

Next, please.

They are again all the floors are similar.

One of the comments that we have is because we say before it's six levels, but we mean six levels of residential plus one story of commercial.

But bound elevations everywhere is seven stories.

So we made a clarification on the table.

Next, please.

Next, please.

Again, the building is less than than 80 feet high, about 80 feet.

Um what we did was on the Memphis on the ground floor, we have uh uh messy um and different color of of the classic building to show the the difference.

Um but also we were able to carry the we understand the setback comment, so we we create a very a very large cornice on the on the third floor, on the fourth floor, uh third level or four level.

We create that to to respond to to the adjacent building.

Um on the again on the first tree level, we pretty much respond to the building that we have on the left.

Then above of that, we change the architecture.

Um and what we did was you know create horizontality and verticality in the building, so it doesn't feel like that also we create like three three quarters of the building.

And the building is um is using sustainable material.

It's a building that could be done by using lumber, all the materials are local materials, measure is around the area.

Um all the lighting is energy, energy lighting, all LEDs, um, the toilet room, uh the toilets that we specify, you know, take less of the water.

Um so those are the lead features that we have.

Um next, please.

And then this is the the rear elevation again.

We clip all the measure on on the first three stories of the building, and then we have the siding of cement board on the back of the building.

Um we have a lot of natural line for the residents, as you can see, we have a lot of opening.

So it's gonna be a lot of natural line on the residence next.

Um we are proposing a mural uh because when you are in you know adjacent to other property line in base uh you know, especially in these urban settings, somebody else could build a building too.

So, you know, so this is why those buildings uh they don't have windows on the side.

Um this is why we say, hey, listen, this is um if if we bring a mural, it's something that could be in the way educational or you know, something that we can work with local artists and definitely by the zone requirement, we can you know we can present that um and get the approval for all of you.

Next, please.

Similar to similar logo, again, this this is not what what we're saying.

The Moodle is gonna be just an idea of what could happen in the future.

Next.

And then again, this is just more on the 3D images view, so you can see of of um of of what we're trying to accomplish.

Um again the building is uh respond right to the JSON spaces and next to we have uh the grocery store which is lower.

Um again, when you look at building like this is uh it's uh community transforming.

That's on the positive way.

That's that's what we that's the goal here.

Um lighting, I know it's uh a comment about lighting.

Um again when you look a bit in like this is um is uh community transforming that's on the positive way that's that's what we that's the goal here um lighting I know is uh uh comment about lighting we don't we have a small you know it's a small uh small ambient light into the project they're not gonna be over spelled to the neighborhood and then um you know we have a lot of window so this is you know like right now everybody's uh awake you know that's that's no reality you know some windows will be off and all that that's that's the nature of of when you look at a multifamily building so but again we have a shield you know because the coming is and this line you see it's a strip light but we have like a black shield so we don't want to spell we just want to give some you know some some life to to the building call or some materials but yeah it's it's not something they want to spell on the community.

Yeah when these uh that's all uh when they say finish my presentation and then I'm open to to questions.

All right thanks Carlos thank you.

Great job as usual always look forward to your presentations.

Um so um I guess couple questions for you um the um there I don't know th there was reference to parking arrangement with the spiral deck um and I don't believe we saw a copy of the agreement but I assume it it's is it similar to the agreement that we were given with the next application the ninth street application are you familiar with with that let me can I ask to the owner just because I don't want to that's correct I have it directly from the APA when all has it okay so so we do have recommendation it's gonna be the same okay from APA.

All right the C Will Engineering has it.

I want to I want to talk about that a minute if we if we can if if the agreement's the same I'm gonna reference the ninth street agreement um assuming that it's the same and and I guess I just want to better understand it it it talks about reserving X number of spaces um until construction starts and then payments begin and then as as you start to occupy then these parking spaces are either paid for by the owner or the tenant but I guess what I'm wondering is are are these how are these spaces reserved in in in a broader sense in a longer term because if let's say let's say your first batch of residents don't take advantage of it.

If if it's deferred to them to pay the APA and they say well I don't want these spaces I'm gonna park in the street which we know is already congested so um and then all of a sudden the availability of those spaces go away so I don't know that this agreement gives me much comfort when I look at it.

Whereas I feel like we've been presented with other agreements where it's like we're gonna buy these X amount of spaces and we're gonna own them as long as we own our building or as long as you know they um the APA is willing to lease them to us.

So I'm just kind of curious what what's the so I have to pay for those spaces Carlos it's my responsibility.

Yeah we have a signed agreement with the APA every year I have to pay the spaces so it is a Glyagre and the owner will pay for those spaces all right I I don't know if anybody else looked at this agreement it's just it it's um and you know if if honestly if the city's satisfied with it I I'm I'm fine with with with letting it go but when I look at it it looks like they're there for the approval purposes but beyond the approval I don't unless I'm misunderstanding it.

And I think it's concerned it's concerned for this project concern for the next one we'll talk about obviously um because this is this is great density this is what we need in town but we also need to to be mindful of the of the local impact.

Now this one's a little bit closer to the parking garage than the next one we're gonna talk about but I think there's still going to be some people that may say well it's it's more convenient for me to utilize an on-street parking space.

I don't know is this section metered is this uh I know ninth street had remnants made remnant the 100 block is meters there this is metered but you can still get a residential permit in a meter zone I believe.

No there's no markings of uh zone one parking that I am aware of 100 block of north yeah I I think that um Mr Brown's concern about payment for the spots is real I mean the agreement says AW construction payment rate for all sparks or to have tenants paid directly to the APA.

I mean the agreement says AW construction pay market rate for all Sparks, or to have tenants paid directly to the APA.

Um I think that if it's the code's purpose an hour and ten parking comes with the apartment and those spaces will be held and reserved and paid for for the residents as long as the properties rented um this agreement needs a little bit of work.

And Mike, you look like you're ready to say something.

Ian if I'm if I may, we're very familiar in the zoning office with this APA or with this parking authority commitment process, and we this is one of the the details where the zoning office's role is to keep the applicant honest throughout the process.

When the APA is presented with a high-level conceptual project that may or may not go through, obviously, it can a project not with respect to this project, but any project finance could fall through along the way the applicant could change their intent, et cetera.

They're not necessarily gonna reserve those spots right at that moment so that they can keep themselves flexible, but before we actually issued any kind of permits or certificates of occupancy that would allow for the apartments to be occupied, we'd need to verify with the applicant that they had done their homework and that they had followed through on any commitments they made to parking.

So from our perspective, we provided a or they the applicant has contacted the parking authority, they've entered them in conversation, they've done the level of due diligence that we typically see at this particular phase in the process if an applicant's intent is to or is to use the parking deck.

We did see a similar process of commitment.

I recall with the PPL tower when that when that project went through also proposing to make heavy use of the of the structured parking in the vicinity.

So obviously we'll continue to trail drail down before we allow anything to be permitted before we actually issue that zoning permit.

We'll need to make sure that this is more than just a piece of paper that that concern makes perfect sense, but we'll be we'll be here to act as the traffic cop more or less along the way.

Um to Mr.

Brown's question about capacity, both of these decks have more than adequate capacity.

940 deck is a thousand spaces.

Um city's taking a couple of them now, some of them rented the arch re uses some.

That's not an issue.

And I think the same capacity is available at the spiral deck.

I think that in terms of granting a CO and making sure that the spaces are utilized, that's at a point in time.

What happens down the road?

I mean this agreement is broad enough that either AW pays it or the tenant pays it.

If AW pays it, that might be a little bit more enforceable.

Uh if it's offloaded to the tenant, can anything not happen.

And once again, conditions could be put in the zoning permit down the down the road.

I could see if the applicant were amenable to that, that one of the conditions of approval of the zoning permit could be that parking is to be furnished by the developer at the at the developer's sole expense.

That obviously would could bring up some concerns about enforcement to be fair.

There could be some there could be some he said she said dynamic in enforcing that, but that's something where the zoning office could could certainly it's insert itself throughout to provide greater specificity as we get further down the road with the project.

Yeah, that that was kind of my point, Jeff, is like after after the initial load, you know, what's what's the process?

And and don't get me wrong, I think we have more than enough parking in the city downtown.

I think what what the reason for my questioning uh the subject is the fact that this is going to bring a lot more parking demand, you know, in a in a high density, high intensity use block as it is, and you know, it has the potential to make on-street parking that much more sparse and difficult for those who are currently trying to use it.

So um, you know, it's in the B2.

It's it's to be expected, I suppose, you know, that this is the the type of urban living, and you know, it's going to appeal to some and and perhaps not everyone.

demand you know in a in a high density high intensity use block as it is and you know it has the potential to make on street parking that much more sparse and difficult for those who are currently trying to use it so um you know it's in the B2 it's it's to be expected I suppose you know that this is the the type of urban living and you know it's going to appeal to some and and perhaps not everyone um okay so um that was my parking question um I wanted to ask you about um yeah looking at the materials of the building I see is you know you're using the thin brick which I think we've seen um before and Carlos one of the one of the challenges I that we've been seeing with thin brick is um we don't get uh Eric could probably speak better to this but I just want to bring it up and start the conversation that it doesn't end up yielding the sort of relief around the windows you know what we have currently in the fabric of this block of of Allentown is traditional row homes you know that do have you know that the sort of more deeper traditional recessed windows and I feel like with the thin brick and some of these other modern facade materials that you the end result is a much more sort of flush and and monolithic arrangement the renderings appear to suggest that there's gonna be some relief and I think we've sort of seen that also um in in some things but I but I think in some applications when it's built the facade ends up being really really flat.

So good good good question actually um right now the energy code um if asking that you need continuous insulation in your buildings so having that continuous insulation in your building is gonna push that breakout two inches or inch a half and then after that we have to develop aluminum closure in the area so that's uh I I understand what where you come from because uh all the buildings uh allowed the buildings before or they're under construction right now they they were not required the continuous insulation so you just go thin brick right on the on the sheeting and that's it and your window seat right there right outside so I I definitely understand your concern okay um when the applicant we're going through the same through the same concert on the on the project that we have we if you go through by river view the you know the insulation is in place and everything is moving away.

So yeah so so we are we're familiar with this okay with this concern.

All right great um uh about windows is there a reason I mean I love the murals I think it's a great thing to do um but is there a reason why the end units aren't given more windows and making them more desirable I really feel like the there's quite a shortage of daylight in these units.

I we don't know how they're going to be used that we just see a rectangle you know but what room is going to get the benefit of the only one or two windows that that these have so they are a studio so they get it's all open so they you know pretty much they're gonna get three windows each okay so it's pretty much most there's no interior partitions uh no no interior partition but in the bathroom correct correct and also one thing that we're doing on studios a lot is putting a glass wall so the person even the daily on bed they have the the glass wall but they can still looking outside.

Okay.

So but yeah that's uh that's why we have so many windows too you know on the front of the building.

Is there a structural reason why we can't have any on the side or that you don't or is it just yeah so so it's uh it's a property line so the code say zero property line you cannot have windows so yeah so we have to step up because it's a fire rater thing and it's interesting the a lot of people because next to me is a church next to me he's a back away no you cannot count your neighbor backyard you have to count what you own him.

Wow so that's that's why they did not know that that's unfortunate okay um how about the HVAC um for these units so it's nice because uh we don't do any P tag we don't do any all all uh heat pumps inside the unit so that so the units will be on the roof come you won't be able to see them but we have no louvers no anything on the buildings so that's really uh yeah we're not doing any of that.

Nice okay um I just lost my train of thought the uh so the I assume the existing buildings have basements will there be a lower level or a basement in this building we we we believe so when when we go there um and we start doing our geotech and finalize the structure we we'll probably it needs to go down right because the adjacent buildings so we we need to go down and that will work in our favor to bring utilities in um so aesthetically I I have just a question you know I I um involved in the in the old Allentown Historic District and I and I appreciate what what you've tried to to do you know relative to the you know the the third floor cornice um I think what what I what I'm kind of struggling with a little bit garlos is the is the the second and third cornice you know um on on the building as it goes up um is a little visually confusing.

You know, I I um involved in the in the old Allentown Historic District, and I and I appreciate what what you've tried to do, you know, relative to the you know the the third floor cornice.

Um I think what what I what I'm kind of struggling with a little bit, Garlos, is the is the the second and third cornice, you know, on on the building as it goes up, um is a little visually confusing.

Uh I I like the break of the materials and the colors, but um when I look at some of the images, and um I'm not sure that that particularly that second that sort of intermediate cornice um really helps the design is as much.

Um just uh that's a personal opinion or observation, but um otherwise I think it's it's a bold, you know.

I I would like to see um what it would look like if you know if there was some sort of step back at the at the top of the third floor level.

Um I don't it would be interesting to see what it looked like.

I think it would be appropriate to do, but whether it's you know advantageous at all and then the other way, I'm not I'm not so sure.

But um there's no doubt that this stands out in relationship, you know, to to particularly having a two-story unit on the other side.

If it was perhaps flanked by two three-story properties, it would be a little bit different, but it is it is definitely um standing out.

Um okay, those are my comments for now, guys.

Is the step back feasible in the current design or it's it's it's not if you look at it where like really they are units, so we're like right on the on the on the five on there, and then also the business is gonna be all all wood construction.

So that will wood construction?

Yes.

Uh two stories plus five stories.

And even if we go Metal Estall, it's gonna be a stick bill.

So when I have this building is gonna be steel two stories, and then after that you can do wood construction or metal stuff construction.

But it's gonna be a stick frame all the way up.

So it's the same similar, but you can do both.

Interesting.

Yeah, you thought it might be steel all the way up.

Yeah.

Sometimes we are rating up to five stories or six.

Now we're up to seven.

Make it tricky, I guess that's purposeful.

Five stories, correct?

Five stories.

You cannot do you do two plus five.

So you cannot move.

And five boards.

Correct.

Then you correct.

Gotcha.

Yeah, that was my only major comment.

I mean, Carlos, I always appreciate your designs.

They always look fabulous.

So thank you.

You're welcome.

No doubt this would be a good looking building.

Um so I I save all my design comments for my my architect friends over here.

Um, the the only comment I would say I I would probably uh recommend with the staff comments of just waiting for the zoning hearing board approval before making a recommendation on this project, um, just to make sure that they get approval under the the HARB recommendation and the zoning conditions for the project before we make an approval on that.

But I I I do think it's a nice looking project, but I'd probably wait to see what what they say before I want to vote on it.

Thank you.

Is that meeting scheduled?

Is that hearing scheduled?

Uh not yet.

Not yet.

Well, any anything that we would do today would be conditional, but we but we rarely we rarely um get in front of sort of a higher level of approval like you know, we don't like to send things to the zoning hearing board with prejudice, you know, like if we approve it, that sort of you know signals that we approve the demolition.

We're not here to talk about the demolition.

Um so I don't know I don't know that we will take any action today, just just for what it's worth.

But I but I think you're gonna hear consensus here that we're in favor of the project, you know, as designed.

If it gets approved for demolition, then most likely you're good to go.

Um but Mike, did you want to add anything to that?

I was just gonna verify that the applicant hasn't yet started the process on pursuing any of the zoning approvals.

The applicant would need to submit a zoning application for for the proposed demolition or for the proposed demolition, which would then trigger an advisory review by Harb and then the formal comment to the zoning hearing board.

So I do think there's there's benefit to the applicant hearing this feedback from to the planning commission for sure, in case anything should fundamentally alter the design of the building that's presented within the more legalistic framework of zoning.

Right.

Okay.

And that demolition does not come to us for advisory review, does it?

Correct.

The demolition itself wouldn't come to the planning commission, but if the if the planning commission had any strong comment, and it could obviously present itself as a as a party to the zoning hearing board or discussed as discussed at the workshop meeting, I'm certainly glad to act as a messenger if requested.

Understood.

Thanks, Mike.

I know we discussed the step back a little bit.

Is there any consideration for a rooftop garden?

No, no, at the moment.

Not at the moment.

Thank you.

So I I you know, and uh let's talk about the roof for a second because I did notice you know the the staff still want some sort of response with regard to stormwater.

Um and um you know, would it would a portion or a batch is a green of a green roof help satisfy some of the stonewater concerns, or is there is there bona fide stonewater concerns that that require some on-site management uh the existing sites already uh mostly impervious, so this isn't really adding any additional impervious.

The main concerns that we have is just w what are they doing?

Uh I'm assuming that it's all going into this trench drain that's draining into the street, but you know, I would just want a little bit more information on what's going on.

All right, so you're just you're interested in conveyance more so than volume or water quality or anything like that.

Correct.

Okay.

Gotcha.

Uh one or two things, Mr.

Chair.

One of the issues that I don't think we've dealt particularly well with over the past couple years is um deliveries to buildings.

Um we know that our streets get clogged.

We know that double parking is a major problem downtown.

Major.

And it makes everyone unhappy.

Now clearly, because of the way this building is built, um and the one on 9th Street, there's no opportunity for rear delivery for packages.

So uh my suggestion is that the um building owner approach the APA for a um a loading zone in front of the building.

Um I it certainly is not a perfect solution, but it's certainly a step in the right direction to provide an option uh for the building residents for the neighborhood, and may take uh some of the double parking away.

I think that given um the um the commitment for spaces, the developers' commitment for spaces in the parking decks.

I would hope that the APA would look at a request for a loading zone either in front of the building or certainly in in close proximity um with favor.

And I would can we have that commitment that you'll um you'll you'll pursue that to the best of your ability.

I think that's a right idea, sir.

Yes, I would definitely proceed that.

Well, I'm done for the month, thank you.

Um my other question has to do with um native plantings that you know the um the staff has suggested, and and given how the building is built up pretty much to the to the property lines, where does one put stuff like that?

I mean, do we put sconces on the walls?

Do we encroach in the sidewalk right of way?

Where does it happen?

So um if I'm gonna defer this one to uh to Craig, this comment came out of uh the environmental advisory committee.

But in general, I think any kind of a planter area in front of a building will at least break up the building, and then if there's any opportunity in the rear build of the building, um, but again, this is an environmental advisory committee if you'd like to advise further.

Yeah, I think the idea behind that comment was more or less um kind of similar to the one we reviewed last month on the corner of Walnut, just having like a plant or something out front.

It's kind of a similar thing we prove.

It's hard with a project like this, obviously.

So it's probably not too applicable here, but wherever it is possible, you know, how do uh window planners fall into that?

Just out of curiosity in your assessments, window planters, you know, basins that yeah.

Well, I I'd say it's a nice touch.

Okay, or wherever can be.

We've only we've only discussed window planners in one other project that I can remember.

And they wanted to use fake plants.

Yeah, yeah.

Uh do you think a concept like that could be worked in on the second floor?

So so what we're saying, I just I was talking to our civil engineer is we can do planters on the front of the building on the ground floor and then look at the location of place on trees, one or two trees on front of the sidewalk.

That's that's there is a street tree requirement.

So there will be a there will be a at least one street tree in front of the and and I think a planter at the urban level of the streetscape, I think a linear, you know, planner, whether it's in grade or above grade, you know, in in front of those storefront glass or something.

You know, this road slopes, and you know, it's not really reflected in your in your perspectives, but it slopes pretty good, you know, maybe maybe close to a foot across the whole frontage there, you know.

Um so you had to think about how you would put a planter so that it's not you know tilted in relationship to the verticality, you know, you might want to level it up and and do something pretty deliberate there.

But I think it can be done, and I think that's that's really the sort of urban style that we should be shooting for.

Okay.

Um and those are my comments, sir.

Thank you.

Thank you.

Um first of all, I I think um developments like this are are are great next step for the city, these infill projects.

I think we're really getting to the next phase here in development and um just really exemplifies that.

Um as far as the architecture wise, you know, the rhythm, the proportions, verticality, all that uh is great.

It works for it very well, very well.

Um have any thoughts of recessing an opening a little bit, perhaps on a an angle of 45 or a 30 or something, sort of recessing that opening a little bit.

Is that ever part of that thought process?

Just curious.

Do you not think about it?

But I can actually do the the vestible, the the main entrance.

Okay.

Um I too would like to see a step back, although running that cornice along start is starting to work for me right now.

So but it but it would be nice to see a rendering of that step back in there just to see what it what what it looks like and how that works with the overall.

Um as far as the cornice and the I guess the fourth or third bay.

Have you thought about a mansard roof?

And the reason why I say that is because I know from an architectural standpoint, it's very easy to go to modern because it's very traditional building type and and and you know, economics and constructibility and all that.

However, in this particular case, I feel if we as a as a city sort of start out to start to look at have more of an architectural portfolio is how we see the city, you know, and and for example, city centers building down here as a mansard on it.

I think it I think it really adds to the to the context of the street from the street and the city.

So have you have you thought about a a mansard at all?

Uh um yes, um we thought about it.

Um and I I designed a building on the south side of Battleham, Ryan Terry Street and Taylor.

Ideal it's flat ideal mensor building, the building just opened up like two years ago.

That was me old classic.

So I'm I'm very familiar.

But you know, the challenge here is just because uh you had the from it didn't do too much for me.

So that's uh, you know, when I have a little bit of the L or something of you know, that's that's really why I didn't buy always um in my portfolio.

I have a few uh mansion roof.

And I found the way to do them very um because a lot of developers tell you that oh no, it's gonna be too expensive.

Not really.

You just can be down to get them line down the wall a little bit.

Or you can use materials to look like a menserator, like like a shingles in the area.

Yeah, if if if we can uh explore that, that'd be great, I think, in this in this case.

Um a lot of my other questions were answered.

Um street vegetation, that was one of them.

Um window vegetation, uh roof access was brought up.

Um that's not at all, so that's where all your HVAC is, right?

So um the access to the back, you do have on what is it?

Um you do have a garage door there, obviously, for load-in of some sort.

So you're just you're just assuming this is cars light trucks kind of thing.

Is that the idea?

Yeah, light drug, we we we we have a mechanicals on the back, we have garbage on the back, so the small truck can go pick it up.

Because what whatever name that street is is pretty tight back there.

Yeah, I was just looking at the alley myself.

On ref wall street.

That's that's pretty tight back there.

So I'm assuming there's some sort of a step back going on there or something, a recess of the building, because you know is that the notion?

So so like truck, car, is that garbage?

Is that the uh is that the notion?

Yeah, that's that's what we're planning, just a small pull out.

Okay, so the idea is they'll just back in sort of thing, and then do the unloading and loading.

That's sure.

That would that that will be that will be one of of the things that we'll have to back in, but definitely they have to roll thing out.

Right.

They roll everything out.

Yeah.

Um yeah.

Okay.

That's uh winding.

Uh now just on that comment.

Um, I might defer to say staff on this one, but I mean it looks like it's maybe like 10 feet wide of an alley in either direction.

Is that really feasible to get trucks through there?

I mean, certainly a challenge.

Um, and in this case it's two 10 foot private alleys and public streets.

So um I'm not saying it's impossible, especially you know, if you have a normal size pickup truck, not uh you know a larger box truck or anything like that.

I don't think that's gonna really work, especially there's some clearance issues on ref wall from Webster maybe somewhat conceivable.

Um they are setting the building back a little bit off that rear property line, so that gives them a few more.

It's only five feet, right?

Five feet so back.

That'll give them that'll give them 15 feet clear.

You know, our alleys are typically 14 feet clear in the cartway, plus a three foot right away off to each side, so 17 feet, and this you we certainly get plenty of larger vehicles maneuvering down those.

So I won't say it's impossible, but certainly a constraint that would make it less desirable for anyone who would have to who would be able to make a choice if it's a contractor and that's what they agreed to come pick up at, then I suppose they've seen the risk and they're willing to service it.

It really sounds like the dumpster's getting rolled down the street.

You know, for HVAC work, the guy might be able to get his small pickup down there.

I mean, I've delivered in alleys around town for years.

This is a high risk situation.

Yeah, it looks like lumber is is pretty accessible.

You can get lumber all the way back to the alley, but then I think you're gonna make the turn.

Yeah, you uh you're not gonna make the turn.

Good luck with that.

Right.

You're dragging it out there, probably.

Um, do we have any further concern that we want to see some sort of maneuvering template, or is this one of those things where it's uh it's up to you if you gotta drag it out bag by bag, that's what you're gonna have to do.

Um as a city, do we should we be asking for some sort of evidence that this track that the trash can be serviced?

We could certainly add something like that as a condition for approval that they provide that demonstration as verified through the city's waste hauler.

Well, I would say like certainly I'm not sure.

I remember the total unit counts, but I don't know this would be in city collection.

And if it wasn't city collection, they'd have to put it out front.

So this is 23 units, so I think it's just over, isn't it?

I I think it's 20 or 25.

I was gonna look in a bit to see.

But yeah, for city collection, they'd be putting it out front.

So they'd have need a way to get the garbage out to the front.

You got a trash chute and a trash room.

You're planning on taking it out the back, right?

And I've been on that alley many times, Chairman.

You can fit a truck back there, you know, nothing big big, but a regular size, you know, small truck you can fit back there, no problem.

I've seen contractors work there in the store next door, they fit back there.

They actually they if if you can see on the image, Nesdor is a convenience store.

So they put in a couple of things back there.

I definitely don't see a big, you know, garbage truck, right?

It's it's one thing to have a contractor get his pickup truck or his van back there.

We're talking about a garbage truck.

I've not never seen waste management or GP, whatever have a small city-sized one to get down these alleys.

We'd probably wheel it out a few feet just to make it a little easier for them, but that's not a problem.

We deal with this trash pickup all the time.

I mean, they may exchange a dumpster or a container and just fork it, you know, and carry the whole thing out.

Yeah, I think clearly that's what it's gonna have to be.

Yeah, and that's like a truck close to that.

Right, that's like a tow truck size vehicle at that point.

Yeah, and free for trash collection here, the city ordinance says up to 25 units for this.

So this would be city collective.

Is it mandatory that it goes city?

Um they can they can make an application to get out of city collection, but otherwise, yeah.

I don't think we want 23 units worth of trash out on the sidewalk, that's for sure.

That's where it would be.

We do private or city, it's not a non-mission for be willing to make that a condition on the plan.

Yeah, we use both uh private and city.

It's not not a problem for us.

I mean, I think that's a that's a really important decision.

And is a narrow front.

I don't even think you could put 23 units worth of trash in a 30 foot frontage, you'd be spilling over on other people's property.

I mean, I think it's something we need to think about.

We're gonna start going vertical, which is cool.

Let's do it, but let's make sure that we build in safeguards for when it comes to trash.

The owners, the owners agree that they would take out of the garbage.

Okay.

Okay, it's 750 dollars per unit for city trash collection.

Economics of private trash collection may be better, in which case we're we're back to our original discussion, which is a dumpster in the back that gets wheeled out somehow to a truck.

Right.

Um I think that you probably need to have a better understanding and a plan, and especially you know, after snow like this, you're gonna need to determine how you're going to maintain access um for the garbage to get out.

Yeah, which isn't to say the city wouldn't love to have the business.

Um Carlos, I just noticed something, um, and this may be you know just an evolutionary difference in the way the design is evolved, but looking at the site plan, and it appears as though the doors are on the southern side of the building, and then I look at the renderings and the architecturals, and they're on the north side of the building.

Um I agree that the north side because of the slope in the road, maybe is better, but what what is it going to be?

Is it gonna be north or south?

Just curious, because sorry, what is the question of the so if you go to your um on this on the engineering plans, the the two doorways are on the southern end of the 30-foot frontage, and I think on the architecturals it's the opposite.

It probably got changed because the gotta be situation.

Okay.

That that was something that we just modify.

Well, I think it's also important to think about because of the roof the way the slope of the road is you probably want your doors on the higher side, and that way your first floor will be out of the ground a little bit as opposed to being underground.

We look at it.

We we look at it.

Um, yeah.

This is why you know, one other thing that we we know is in that long corridor that we have through the step, probably we'll have uh probably no some type of ramp inside.

Yeah, that's good.

Uh what is your elevation difference front to back 247 and 253?

There's quite a bit of difference between the front and back courtroom.

Okay.

Um, uh let's talk about the you know, the position here, you know.

Do we based on the um zoning hearing board um and the demolition review and the fact that those applications haven't even been made?

Do we want to just table this?

Um have it come back.

You guys can take everything that we talked about with the grain of salt, you know, or come back, you know, after you've got your your demolition permit and maybe share with us anything that has changed um that we can reduce the number of conditions, perhaps.

Um see anything really changing from what we've talked about today.

So I think you know, by and large, I think you're in good shape.

Um real quick, is there anybody in the audience who wants to come up, sir, in the back?

No.

I would just to keep the project moving and keep it feasible and be able to move forward with financing.

I would ask that the board would do a conditional approval.

I do have attorney uh lined up.

He's already spoken to the city.

We are you know in talks.

We're gonna set up that meeting, but obviously your approval today would be conditional on that you know demolition permit being granted, but obviously uh we're not ready to even you know move forward and demo right now until we get a conditional approval.

So we would ask, you know, just to keep the project alive and keep it moving, that you do grant a conditional approval, and obviously we'd have to get that you know permission to demo when we're ready.

So that'd be my only ask of the board.

Thanks.

Yeah, I I understand the applicant's concern, but I I always, as a principal, want to see zoning approval first just because it makes our our lives a little difficult uh if we make a recommendation before the zoning hearing board does, because they're a little bit more, you know their process and approval is a little bit more important in the project because they don't get the approval from them, then this whole process is for not.

Um plus I I don't want to present any potential biases zoning hearing board and their decisions on the demolition.

So I I do understand your your concerns, sir.

I I would recommend we we table this for until after the zoning approval comes through.

Yeah, you I agree with Mr.

Beavers.

You're coming back here no matter what.

So hopefully only one more time.

So I I and I agree with Mr.

Brown.

I think a tabling is the proper way to do this.

And uh let the zoning board do its uh procedure, you know, without any um any prejudice on our part.

And then we'll hopefully you know, we'd see you in the future.

When would the next agenda be that we could get on?

I'm just curious.

So in this case, you'd need to submit a zoning application for or for the demolition work in question, you'd receive uh uh you'd receive a letter indicating back from the zoning office, indicating it requires special exception approval for the or under the HBDL.

Before it could go to the zoning hearing board, it would first need uh to receive advisor and advisory review by the HARB, they would provide advisory comments to the to the zoning hearing board.

Once the zoning application is received, that we we have 60 days in which to schedule the hearing.

I would recommend working to try and make sure you get the benefit of the HARB advisory comment first, just so that just so that your application doesn't get denied, or so the zoning hearing board doesn't deny it for lack of comment.

If there is any specific question with respect to HARB agendas, I do know that that Brandon Jones is in the back of the room there.

So if your interest is to be able to move as quickly as possible, I'd recommend you get that zoning request in as soon as possible and coordinate with the brand as soon as you're able to discuss the HARP meeting and timetable they may have.

I guess I'm just hearing this now.

Obviously, we've been in discussions, you know, we've met before and come to the city with some of these plans.

I just wish I guess we could have done that if we would have known this is the way you want it, we would have done this before.

And I provided uh when you received your review comments and I completed the review comments on December 18th based on the plans that were provided.

I indicated that the or I indicated that the special exception approval would be needed.

That was number five in my comment and the comment letter dated that was provided.

Okay.

So maybe it was just a miscommunication, but we'll make sure we follow through.

Yeah, that was provided, and I can I can see why you may have wanted to go to the planning commission first, or I can see why you may have wanted to get design design feedback first.

Obviously, it's it's the applicant's choice to some degree how they how they choose to structure and navigate the various approvals with their with their project.

But this it's it's procedural.

There's a there's a path to keep the procedure moving for sure.

So we'll make sure we follow through on it.

Perfect.

You know, and and I think so uh, you know, essentially a month from today, the minutes will be available from this meeting.

Um and I think the minutes will reflect a fairly positive, if not unanimously positive response from us.

So if that helps your funding and future, you know, whatever um dealings that you need to do, I think that's something that you can you know that you can utilize um until we can be at a point where we can give you affirmative action.

But I think for now, um that's probably about the best we can do.

So I guess at that point, once we have the zoning board approval, it would just be final approval without that condition because it's already there'll probably be some remaining conditions.

I mean, unless you guys address every comment that's in these letters, but usually there's something that so there it will still be everything, every approval we give is conditional.

It's conditional on something.

It could be a final signature or a payment or whatever, but all of our approvals are conditional to some degree, but it'll it'll be whittled down to you know, whatever you guys are left with.

So take advantage of the time in between to address the comments, work with staff, and uh we would love for this to go a lot faster next time.

Um, but we're happy to spend as much time as we need to, but I think um we should be in a good spot next time to quickly talk about what you guys have changed and what you've done, and and you know, and then we'll move this thing along next time.

So any other discussion, you guys?

Yep.

Um, just before we close, I just wanted to underscore a couple of the comments about the bird-friendly uh design and um as well as we've talked about the rooftop garden step back concerns as well.

Anything we can do to highlight um making sure that we have something that is a planting of that nature.

This is a very different building for the surrounding area.

So I'd love to see a little bit more of that greenery in there.

Understood, yeah.

Thank you.

Appreciate it.

Thank you.

Thank you.

Excellent.

Thanks, Kate.

All right.

Anything else, guys?

If we can just clarify the schedule here a little bit.

I will go say that since it was brought up, I did check the notes from the preliminary application meeting, and this specific HARB approval was specifically discussed, including the recommendation to file the zoning application, get denied, file the special exception, go to HARB zoning hearing board.

With it was uh could be filed concurrently with land development at as of this date.

We don't have that application yet.

So I just want to put out there that it was discussed.

Um, but we'll obviously you know work with you.

Um for the process, what we need to agree upon right now is um first concurrence with the applicant that they agree with the tabling and also the extension of time frames associated with the land development.

The city has 90 days to approve, approve with conditions deny um or agree to a specific time extension.

So since we're close, I just want to make sure that we've agreed on a specific set of times.

So um if we could um come up with something we could work out that out later.

Um if you want, I just want to make sure on the record that we're um the applicant is in concurrence with the postponement if that is accurate, and uh the extension of time.

Yeah, I'm okay with that as long as we're still okay under the you know time frame with the old ordinance and the new work.

We're still okay.

Right, that's what I understand.

Your primary objective was to uh to get in um before the end of the year, which you've met and you've complied with.

So, yes, this application will remain active as long as that is active.

Um, what would happen theoretically anyway, if let's say that we agree upon an extension of time to I don't know, let's just call it April 1, and um prior to April 1, then whatever is that extension of time.

This planning commission needs to make a decision again to either approve, deny, approve with conditions, or agree to an extension of time.

So we'll get you back on agenda.

Um, I think what most applicants choose to do is to postpone, um, take a couple months, deal with all of the comments, make any revisions necessary based on the feedback.

So we need at least two to three months to go before the zoning process.

So, whatever is the time frame.

Um, I just want to make sure that that's on the record since this commission has a very specific time frame.

I agree to that.

I just want to speak to my attorney and find out how quick we can get on the uh agenda before I agree to like a specific time frame.

Okay, so I think what I suggest is that we work it out after the meeting, and as long as it's realistic within the special exception time frames, we'll work with you and bring it back and bring it back then to this planning commission with that approval in hand.

Yeah, yeah.

Yeah, you know, I I've seen before where you make a request you know is gonna be denied, and and you submit at the same time the special exception appeal.

I mean, a lot of these processes can run at the same time, I believe, right?

I mean, as long as we're yes, that's correct.

There's nothing stopping that.

Right.

So your your attorney will know how to shrink the timeline, I think, as much as possible.

Okay, yeah.

So, Mr.

Chair, with that in all mind, I would make a motion to table its application.

All right, thank you.

Seconded.

Second by Jeff, thank you.

Um, all those in favor say aye.

Aye, any opposed one abstention.

Thank you.

All right, thanks.

Yeah, don't go too far, Carl.

You can take a break though, because Melissa's gonna talk.

Yeah, very funny, Chris.

Um I will try and shorten this one up a little bit.

I didn't mean it that way.

No, no.

So this one has a lot of the same, it's a block away, so there's a lot of the same information, so I'll try and shorten it up a little bit more than the last one.

Um, but I will go over L VPC comments again just to summarize those.

Um so they did say that this is a future LB development area.

They support the regional um, they support this project because it um supports the regional housing shortage.

They recommend a bicycle rack.

Uh the site is near Atlanta bus stops and EBS routes.

Um they asked to consider sustainable energy systems such as geothermal, solar, and graywater reuse.

Um LBBPC did point out that there are sinkholes in the area, and they advise geotechnical testing prior to land development to uh minimize any impacts to environment and the environment and to protect the health, safety, and welfare of the public.

Then I'll resume with my staff report here.

Um so this project is a major land development in which applicant proposes to demolish three existing buildings, consolidate three lots, and construct a seven story mixed use building with 40 dwelling units.

The project was submitted under the previous zoning ordinance.

Therefore, the property is located in the B2 Central Business District, the TNDO, and the HBDO.

The old Allentown Historic District is one block away on Turner Street.

The zoning classification allows the proposed development of a mixed use retail and residential building.

The demolition of the existing buildings will need to be reviewed by HARB and approved by the zoning hearing board.

So I'll note that with this project there were some inconsistency with the building heights between six stories and seven stories, and I did confirm with the applicant that it is seven stories.

Again, the first story has first and second story have like the proposed lobby leasing space, trash mechanical amenity space, and a uh a retail space in the front of the first floor.

There are 29 developed dwelling units that are proposed to be studios, eight of which have a den for extra living space, and 11 are proposed to be one bedroom apartments.

Parking is proposed at the Allentown Parking Authority 940 Linden Street parking deck.

We do need additional information and plans, including a lighting plan, a bike rack and/or storage, additional landscaping and storage facilities that are required for multifamily dwellings.

Lehigh Valley Planning Commission recommends geotechnical testing due to stinkholes in the proximity.

The project is located in the center of Allentown, and this project meets that by being just off a high capacity transit corridor, short distance from the ATC.

Same thing, plan to demolish the historic building.

Doesn't really go with this plan because they they look to revitalize and provide affordable housing in the neighborhood.

However, mixed use projects are encouraged in Center Allentown, and then the staff just recommends that commission inquire as to affordability of these units.

So this project can help achieve goals of Vision 2030 by including native plants in landscaping, including energy saving strategies, utilizing sustainable building materials, and taking measures to maximize energy efficiency, and we encourage the use of bird-friendly glass.

See the project works to achieve the downtown development plan by adding a mix of housing and retail within the Turner Street neighborhood transition zone.

And the retail component expands shopping choices and has potential to add employment opportunities to the residents of the nearby neighborhoods.

Again, this project falls within the HBDO, so that must be reviewed by HARB and must be approved by the zoning hearing board for the demolition of the structures.

And this also is in the TNDO, and those guidelines a lot of them are complied with, but they do have some comments.

Renderings show a modern building design.

Staff is not opposed to the modern design of this building.

This block of North 9th Street lacks continuity.

There are parking lots to the south of the project site and a one-story retail store across the street with the parking lot along North 9th Street.

The church to the north appears to be in need of some repair.

The renderings show a flat roof without a cornice.

Staff finds that the roof is inappropriate, and a cornice in a style that matches the building should be added.

While there are tall buildings close by along Hamilton Street, such as the PPL building, on this block, face one to four-story buildings are common.

The seventh story has a vertical orientation but is not consistent with the heights of adjacent buildings.

However, given the redevelopment opportunity of this block, staff does not oppose the height, though a step back above 45 feet in height would make it more consistent with the downtown plan.

The blank walls and the north and south facades are shown with murals.

Staff is in favor of murals as opposed to blank walls.

Prior to approving the project, staff recommends the project first obtain approval from the zoning hearing board for the demolition and the HBDO.

This approval should be based upon standards for special exception approval and considering significance of the buildings being demolished and their effect of the historic character of the streetscape and the neighborhood.

Should the commission conditionally approve the plans, staff recommends the following conditions.

The plan must be revised to correct inconsistencies with the building height.

The proposed mural must be approved through the mural application process and installed on the two blank walls prior to occupying the building.

Staff recommends the commission inquiry as to the affordability of the dwelling units.

A bike rack andor bike storage, needed landscaping and storage facilities.

Additionally, staff recommends that no demolition occur until a building permit has been obtained to construct the principal building.

The project must be in compliance with requirements in the HBDO for demolition, and the applicant must address adequate appropriately address comments in the city's comment letter.

Thank you.

Thanks, Melissa.

And Carlos Tovar, the architect of the project.

We're here seeking conditional approval on this submission and representation of the owner, my client, Alex Ryan.

We received the feedback on the um and comments.

We already made some changes to the floor plan to do submission, which is related to storage and lighting and exterior lighting.

This is the location of the property.

We are demolishing three homes.

Next, please.

We have again service area on the ground floor.

And then on the second floor, and this building is a little bit different.

We have a total of 40 units, and this building is important for us to have some small amenities which we have on the second floor.

And this is where you will see the arch windows on the facade.

And again, it's a walkable community.

The building is uh environmental friendly building because all the utilities there were using local materials.

Um we're using energy saving features and uh uh water saving uh plumbing features as well too.

Next, please.

This is a typical floor plan uh on the corner of the building that we have the one one bedrooms, and then the the rectangular is one are the studios, and some of the studios will have uh a den.

Next, please.

Um one of the comments was uh the building between six and seven stories.

I want to clarify the building always being seven stories.

Is on the elevation, we just put on the table six stories of residential, and that's what is the confusion on our data table.

Um here is the facade, this is the main facade.

Uh, we're looking for a contemporary building.

Um, we're using a lot of stucco, um metal wood, fog wood uh materials.

And in these, in this building, uh we actually are proposing terraces and few of the apartments, there's more terraces.

So we create some debt, also is is it's good for the residents to you know to sit down.

Um better weather than last week.

And then uh we have more of the of the natural light.

That's what I was saying on the second floor of the lobby where we have all those arches.

Those are the amenity space or community space.

Next, please.

And then this is a rear for sale.

We were able on the one bedrooms apartment on the back to give some uh terraces, and then the rest um a layered lie between those large windows.

They are floor to ceiling on the building.

And then on the back, we have uh entrance for the retail, rear entrance, and also we have for the services entrance on the back of the building.

Um next, please.

And this building we're proposing murals uh because we are a zero property line, um, and again, we don't have any penetration and the facade.

So we are proposing a mural, and this is uh this and the wheel coordinate uh when the snot in board um and get their approval.

Again, this is a good way to engage uh local areas and help us to to come up with the design of the murals.

Next, please.

Again, this is the mural on the other side.

It does not represent what's gonna happen at the end.

Next, please.

And there are images where you can see the building from the clothes from from um again, we have to work with planning and work on our trees, make sure that we meet the landscape requirements, the requirements.

We have uh room for exterior lighting too to meet the city requirements.

Um the main entry is actually pushing a little bit, so we create in some depth on the storefront.

Um the main entry is actually pushing a little bit, so we're creating some depth on the start from um, and again, we're proposing our own evergreen plants at the main entrance.

And again, this is the rare uh uh elevation.

Um we provide entrance for uh rear for the commercial space.

Um the idea is we you know we we will have the option if somebody might want half of the retail space, probably on the rear, somebody decide to rent 500 or 600 square feet of a small office.

So that the reasoning of why the building looks nice on the back on the alleyway.

So um and again here is is is the the rear facade.

Nice please.

Um here is uh we provide it out because uh that was one of the questions that we received.

They measured the the street line is not gonna spell, so so we we provide the detail of that we have a shield over, so it's it's not gonna spell.

Um thank you, open to to questions.

All right, thank you, Carlos.

Thank you.

Um I'll let my colleagues begin.

I feel like I'm always hugging it.

Uh again, same comments, last one building looks great.

Um, same concern, just tabling until we get the zoning approval thing.

Um, but I do have one comment for this one specifically, and this might be for the owner.

Um has there been any coordination with the resurrected life uh properties adjacent to it?

Because I know they're starting work on their academy project right now, so I'm just wondering how that timing would work to make sure there's protection from construction, especially for the the children moving into the new academy there.

Yeah, I've spoken to the pastor next door in depth, and uh they're doing like the playground area there, but right now they're just breaking up the park a lot and stuff like that.

So uh the two should actually complement each other very well.

This will bring more residents to the area, more kids.

So they're excited about the project, and uh everything should work out just fine.

Good.

I I think both of these projects together are gonna really liven up that block by significantly.

So it's just want to make sure there's no you know, conflicts and everyone's safe in the process.

Definitely.

If I could follow up on Mr.

Beaver's comment about resurrected life, uh this building's gonna need some access to the back of it.

And um the commission may remember when the the pastor, the good pastors here many years ago, because they wanted to vacate egg street, egg, yeah.

And we we didn't do it because the properties that you would Mr.

Wright wishes to buy were non-responsive.

But the good pastor was certainly vocal about how narrow the street was and how often cars driving down it would damage the building.

Uh that's the the more modern of the two, the school building as opposed to the sanctuary.

So I admit I don't know exactly all the work that uh resurrected life wishes to do with the site, but if you're gonna have any hope of access to the rear of your building for garbage or for maintenance, you're gonna need an agreement with them to have access to the parking lots that he's got there.

There is no way around that, and I would say that would need to be a condition going forward, or else there will be landlocked.

So just report.

So uh we have our own uh strip there on the side, and we have parking spaces right now behind the building 138 North Night Street.

So we wouldn't even come through on that, we would just uh come through.

So you're you're if I'm hearing you correctly on the uh the south side of 138.

Yeah, like the left.

There's it's what the strip is wide enough for egress.

Can you get a garbage truck down it?

No, but we have parking back there, parking spaces, and uh we use the parking lot as well to the church.

So I understand what you're saying, just working on it.

I I'm not I'm I'm less concerned about the parking spaces in the rear of the building.

What I am concerned about for your benefit is that you can always get either a service vehicle andor garbage truck back there.

And I am unclear whether the space you've got to the south of the building is wide enough for that.

And if it's not, then once again, you need some sort of agreement with resurrect life that you know you can come through a lot to to pull into that street or the back into it.

We normally use that main alley right in front of the cemetery.

There's there's a bigger street.

Fountain.

That's that that's what we use really for the back.

But does your that's not a street.

It doesn't look like your property goes all the way to the back of that, does it?

No, but as far as like uh you know egress would have you have that street as well.

Yeah, I and I understand that, and that street has its own problems, but you still have to the two the two open lots that are belong to the resurrect life.

Am I correct?

Which lots are we?

There's two open lots, two parking lots.

I don't really know what the numbers are.

Hang on for a second.

Yes, 136.

It might be three, actually.

Okay, and then the one to the south of that, which is the larger one.

I mean, am I parking on the right three here?

No, no, you're right.

It was one of my questions too.

I I I couldn't remember the the specifics of the vacation request, but I uh but I recalled we denied it again because of these properties.

Well, I don't know that we denied it, but in the absence of communications from the other people, we certainly refuse to move forward with the process.

Well, that yeah, okay, so that's why I and you could be right.

No, no, you're you're probably right.

We we didn't take action.

Um but but that was one of my that was one of my notes too, was just um that that is a is a particularly narrow and challenging access point for the for the trash.

Um again, it may be the same conversation we just had, although this is twice as many units, it's gonna be twice as much trash.

Um certainly not going out on the street.

And um, but yeah, I think that's uh it's a real it's a real concern.

Um you know I thought I thought where you were going, Jeff, was get together with the church people now that we've got representation of these lots, and now maybe we close it and make it a private alley, which we control.

Um which I like I I don't know that anyone would object to that.

Because the only reason we didn't take action before is because we didn't have representation of these from these parts specific properties, right?

That way we can control the safety, the protection of the kids, you know, guaranteed access and blah blah blah.

But um, but again, I think this probably falls back to our prior conversation about trash is you know, however, they got to take it out, they're gonna have to have to take it out.

Maybe that's a conversation for the next time you come back to us just look out what you can do and and let us know what you think would be feasible.

After we have those double permits and all this.

Yeah, that's a thank you.

That's great.

Thank you.

If I can add uh um, I was at the counter on the uh fourth floor today over in City Hall, and there was a resident who who came in.

He may or may not want to speak today.

Um, but he asked me to relay his comments.

Um he's concerned regarding noise, particularly related to the construction and the potential obstructions to the pedestrian um the pedestrian sidewalk um during construction.

And he's concerned with all of the parking being provided off site.

So he's um thinks that there may be continued um on street parking issues due to the parking otherwise being provided off-site.

So wanted to share that um resident feedback that was shared with me today.

Thank you.

Yeah, I think the the construction noise and and temporary obstruction is sort of the pain points of of most development that I would suspect will require the developer to be as coordinated and and considerate as possible, but uh there's a certain probably a certain limit to that um where I imagine sidewalks would be closed at times, but um and noise.

I think we have hours of operation that would govern that um and that it would be temporary as well.

But thank you for sharing.

I think the parking is definitely a um is definitely a consideration.

Um this was the project where we did have a copy of the agreement.

Um we don't need to beat that up anymore, I think, than we did prior.

Is that um you know these agreements apparently are customary, and um this is also metered parking, I believe.

I saw meters on there, yeah.

Um do you Kyle St U or does the owner know how many apartments are in the um buildings that will be demolished?

How many units are currently existing there?

Like uh eight or nine units.

Yeah, so that's quite a um quite an increase, you know.

Um again, I think that you know the if the parking provisions can be made, that's that's great.

Um I was curious about this one in particular, and I know it's privately held as opposed to the APA, but um the parking own no no no, I'm talking about the other garage, the garage at PPL.

Yeah, PPA.

Oh, they oh they own a oh they do so there's two garages within close distance to this okay.

But that's not the one that's referenced, is it?

Is or is 40 is an APA back.

Okay, so that is the one at PPL.

Yes.

Okay.

And that's how far?

I thought that that seemed awfully far.

It's right down Fountain Street and then you've got a door to cross Linden and you're right there.

Yeah, but I thought our report said it was like hundreds of it's really not that far, especially if they go out the rear door.

I mean, it's a fairly short walk.

Okay, still less than five minutes.

Yeah, here it says 800 feet.

You know, I I thought our ordinance prescribed something.

Can we have 300 feet or something in our ordinance off street or like I took the like walking distance?

Like not as a burden.

Not straight line, not the as the crow flies.

That's that's good.

That's right.

Okay, um, I mean, where creatures are having a convenience.

I mean, I I know I'd be looking for a street spot myself as often as I could, but um, but that's me.

Um you guys we were going down the line.

I'm I'll go ahead and um a lot of my issues transferred over from the from the previous building, but um, I also I I I like your attention to detail on this one again.

Um architecturally works.

Um your playfulness with your facades are really coming through.

Is there uh you said it's more contemporary?

Is there is there any aspects of this that are touching on postmodernism at all?

I asked that because of the corners detailing that I'm getting to.

I was just curious.

No, really.

Okay.

Um because the you know, uh with in the city letter also we're looking to for a little bit of a different uh cornice detailing here, and I would just rep make a recommendation considering your playfulness with your arch and you know, definition of postmodernism is is using historical elements in a whimsical way.

And um it seems that you're trying to do that here.

And and it it seems to me that you know there's a there's a building by Philip Johnson, the ATT building in in New York City.

They have a cornice that may that may match this pretty well.

So just a recommendation.

Yeah, I can look at it.

Actually, I can look at it too uh R deco coordinates.

Um, well, it's it's more post-modern, but yeah.

Okay.

Um the other question is considering the adjacency on the south is a parking lot.

Is there you this is an opportunity for some windows because you don't have any fire code issues going on here?

That's what I was saying before the word zeroing our property line.

So we cannot count the neighbor because they can be like Jesus to us as it's well right, is there's a parking lot on that side, so the five-foot requirement for fire code doesn't exist there.

Correct.

Intel day bill, if if if on the parking they decide to build other buildings, on the well, it it doesn't exist there.

So I'm I'm just saying for for more natural light and even internal views on the south side for your apartments on the third or fourth floor up, that could be beneficial.

Correct, that's that's that's the issue.

The the they were at the property line or building seats on the property line, so we cannot count the neighbor, the same thing with the church.

We see it in our property line.

Yeah, yeah.

Well, the the church on the church side you can't, because your fire code won't allow you, fire safety code won't allow, but the other side you might be able to, but it's an exploration.

That's all have.

Are you saying that that is unless there's some sort of restriction from development that you have to assume that somebody's gonna build on the adjacent property line up to the property?

Correct, the core reads from your property line.

And that's what you can control.

Regardless of you have a easement when you're neighbor, you can that's control.

And then on the street side, now you can use half of the road.

So that on the on the front of the building, you don't use your property land there.

Now you can use the the middle of the row.

And and as far as your space planning, you had said that obviously in the studios you have your windows, your fenestration on the, you know, which would which brings the light in, and you also need it for fire egress.

But in your other, in your one bedroom, you you have a wall enclosing the bedroom, right?

Correct.

So that that that wall would enclose the light, the natural light coming in to the rest of the space then.

Not really because the one bedroom has to be all one bedroom.

So but it has an enclosed bedroom, right?

It's enclosed on the front.

Because the unit, sorry.

Right.

So that so the rest of the unit back towards the stair wouldn't get any natural light at all in that particular one.

No, because what we will do there is uh I I see your point now.

So what happened is we will have the bedroom, walking closet, and a bathroom.

Okay.

And then we get up to the stair.

Okay.

All right.

So that's I I I no, yeah, understand your point.

And then on the other side, the long area is more the living room, the kitchen, and right then.

Okay.

Thanks.

Kate, do you have anything?

I'm good on this one.

I really like the uh design of the windows at the front as well.

I think it's really pretty and kind of comes back to that other comments that we were making about like making it an engaging space as well as the balconies.

I really like the balconies as well.

Thank you.

Carlos, do you think, you know, since you know, we know you're coming back for the other one, and this one's gonna be in the same boat because of the demolition, but um, you know, with these long and and very narrow studios, um, do you think you could do a you know, do a sample layout that just shows like where the bathroom and the kitchen and the and just so we understand how they're gonna be laid out, it might be helpful to sort of see that just in a typical um in a typical fashion um for our own interest.

And um I think I you know I have to say that the three buildings that are that are proposed for demolition, uh it's noted in the staff report somewhere, I think it was in the zoning report that they are you know rather complete um in terms of their historical intact um um and and I and I suspect that the harb will have more um emotions about this.

Um and the reason I bring it up is because one, it may be it may be a little bit of a challenge, but um, but I would you know, and then on top of it, we're replacing it, you know, replacing these three very well intact historic um buildings um with something completely foreign and and modern.

Um I believe is my understanding that the church is removing the brick coat and doing some facade restoration on the church, or at least that was the hopeful thinking.

Um the harb i uh the historic review board is gonna have some some emotional attachment to these buildings, I think.

And I just think it might be worth thinking about in terms of what you could incorporate into your design that might pay some homage.

Um maybe there is some symbolic, you know, expression of a cornice at the third floor level, you know, that sort of relates to the size and scale of what was there originally.

I don't know if that's you know, even possible or even change their minds or their opinions, but um I have a feeling that that one's this one's gonna be a little bit more difficult than eighth street.

Yeah.

H Street, the one the building on the right in 8th Street is actually pretty well intact too.

It's just been converted to commercial, but um these these three buildings are pretty swell.

Perhaps if you use maybe some of the dental work, reuse some of that into the new uh the new design that that may help that process.

Just for what is worth just be prepared for uh, you know, understood having to having to work for that one.

Um what what sort of retail do you anticipate?

Um taking place here.

I know it's sort of you know, you you don't know until you know, but um what kind of retail would you like to see in this building and and be promoting like a nice cafe or something that could service the tenants in the neighborhood, you know, because you have everything downtown that JV's done, but when you walk a block back, it's like a forgotten land.

So I think like a nice, you know, cafe where people could sit outside and help transition, you know, further down.

I think the area really needs it, or I think it'll be great just for the whole cohesiveness of the whole neighborhood.

Right.

Is there anything that you particularly would not want to see in there in terms of retail?

Probably don't want to think of a few other things too.

Um see if you can move the family dollar into that one, then buy out them and build another building there.

Probably one of the busiest family dollars in the United States.

I I've heard that it actually is.

Um that's why I don't ever go away.

Um the other things I you know, I'd like to just reiterate my concern about the windows and and and creating some relief in the facade.

Um will also sort of help in terms of the replacement of what's currently there.

Um I'm kind of intrigued by the whole concept of the egg street and and potential cooperation with the church.

Um the um the parking arrangement still sort of has me kind of wondering.

Um then otherwise I think this would be another candidate for some you know possible streetscape.

I think we have we end up with two, we probably end up with two street trees on this one, which is nice.

You know, we can we can try and frame and do that somewhat symmetrically.

Um whether or not there's opportunity for ground.

Yeah, planters right at the front door.

Um I'll point out that those are under the canopy, so somebody's gonna have to water them pretty diligently, or they're not gonna you might have to talk to the fake plant guy.

Um, no, we like the evergreens.

Um HVAC systems are gonna be the same thing.

Similar, yes, correct.

Nothing on the facade.

Right, and then a condenser on top.

Condorcy on top.

That's correct.

Okay.

Um I think that's it for me.

Um I I would reiterate my comment about um the loading zone here as well.

Um I tend not to uh get too involved or make comments regarding um building aesthetics.

This certainly stands out.

Um, and I think that Chris is um more than alluded to um, though I would use different words.

I think there's dissonance between what's there and what's proposed.

And I quite honestly don't know how you you you split the difference, uh given that those buildings are to use, I'm sure it's the term of art in your business intact.

Um I'm I'm not sure how you do it.

And I I think Mr.

Brown is right that I certainly don't speak the heart for Harb, but they're gonna fight for these because they represent you know Allentown, the the way Allentown's neighborhoods are.

So, you know, good luck.

Uh and if uh I wouldn't be surprised if you had to come back with the redesign on these or um whatever.

Um and I'm not sure about this.

I was about to look it up.

If this the sidewalks here appear to be wider than they are in 8th Street.

If they are, it's easier to do plantings and stuff like that, and you might have a little bit more leeway.

Um if they're the same size, then you're back in the same boat.

Yeah, they're probably about 12 foot phase the curb, I believe.

That's it.

I'm done.

Thank you.

Thank you, General.

No, I'm glad you reiterated the loading zone.

That's something we can't we can't forget.

Um you know, we we've been we try to bring that up with every every submission.

Um to make sure that we are mindful of the impact that these that these projects have on the neighbors and the neighborhood.

If resurrected life is m agreeable to you know to egress to the back of this building, then you know, maybe the Amazons of the world could be directed back there to drop off their packages.

I don't know.

I think that's uh in a perfect world, but I think that's that's that's gonna be a tough ask.

And I'm not sure if the connectivity inside will get them to the mail room and stuff too.

I can dream can't.

I know.

But the reality is they're gonna go to the front, so we should we should accommodate them if we can.

Um yeah.

Um in the audience that wants to address the project, please come forward.

Please come forward.

Call you back.

Can you please state your name and address for the record, please?

Harold Barber is my name.

I live at 143 North Fountain.

I'm within 300 feet, apparently.

And I would like to first of all thank you for your you know consideration of parking on street parking consequences.

Uh I'm comforted by your concern there.

And the loading zone, great idea, especially in conjunction with the church, loading dropping, whatever that makes sense.

Uh what I am concerned about is uh being a pedestrian through that area.

I have been a victim of all this construction craziness in a way, and I'm all for the city moving on and getting better.

Except that I don't think enough consideration is given to people like me and probably anyone else that has to walk and on these streets.

You call a you're looking uh uh calling it a walkable community.

Uh I don't know.

Um but I I would appreciate if attention is paid to avoiding any inconvenience um walking.

Like for instance, if you're gonna close the sidewalk, well, give a narrow um passage in front, you know, just give a couple of feet or something, someone get through or that or you know, because where I would have to cross, there is no crossing from my street.

So I'm having to deal with Turner Street traffic, and oftentimes vehicles parked block.

It's not a good situation.

Uh I've seen the horror there right at 6th Street, the 100 block of 6th Street across from the bus station along there.

And I my doctor's office is there.

I cannot they close the sidewalk on both sides of the street.

Uh and and uh and I have to take my hand, you know, life in my hands just trying to get to my doctor's office there.

And uh I you know I I see you know, let's see.

Well, you know, I I have a list of those, but you know, I just want to say please be considerate of this.

And uh one other side note that uh uh church um and its school, well, they're proposing on putting a six-foot fence that would block rear exit from my property and my neighbors' properties, and it seems like maybe a safety hazard, especially in the case of a fire, that I would not be able to get out of there.

So I have much problems with the Reverend, and because he isn't responding to my concerns in that affair, and uh but otherwise I am also just out of common sense concerned about this size building and a place pock marked with sinkholes and whether this uh change in weight of you know from three smaller buildings to one big tall one.

I don't know what the factors are.

I just I just hope that's you know that you've your engineering people do well on that.

Yeah, but otherwise I thank you for giving me this time to speak.

Um as long as you're here where do you park?

I have a garage, luckily that makes it tolerable right on the 100 block.

My house has a garage, but I do maintain a residential parking permit just in case.

And uh and I can say that oftentimes there's big problems with parking.

I try to be tolerant of the people trying to park, for instance, parking in non-designated parking spaces.

I don't go call in the parking authority.

I don't want to I want to help my neighbors, you know.

But uh you have any opinions, and this is a little bit of a field, give me a opinions about maintaining two-way traffic on Fountain Street.

Oh, that is a major, especially right now when the snow is there.

Um, but somehow we managed so far, and I I don't know.

Um why do you ask?

Oh yes so um and could I infer that part of your concerns are about the lack of adequate sidewalks on fountain stream well I am not too good they're very narrow sidewalks and one on on the uh east side sidewalk it's sloped like a a swale right and uh and right now for instance it's covered with ice the people that own it whoever the Reverend maybe owns that lot uh it's not cleared I can't walk on that so I'm forced to walk down the middle of the street there's no room on the other side because the snow is packed up across the sidewalk they're up against the cemetery wall oh and that cemetery wall needs repair please do something about that that that we're off the hook there's and uh otherwise uh I would hate to see it turned into a one way really it would limit my um but but you know um I'm reasonable I well we all appreciate you coming here today and I appreciate you taking my not necessarily germane questions so thank you very much all right thank you all right thanks thank you anybody else uh I'm doing one question about the structural issues for the uh for the ground with sinkholes so maybe that's a question for your engineer in the back but um how are you handling case on's pilings things of that nature uh I I don't have information right now on the geo take on I think it's right inside somewhere in line or something no good question by not okay um well I think uh you you've got our feedback and I think it is is a little bit less than the H3 but I think the majority of the H tree comments do apply so I think you can kind of take both to heart um I think we're in the same boat process wise I think we're in the same boat timeline wise so Jennifer I don't know if you want for the record if you want to reiterate the timeline situation again so we're on same page so similar to the first one just to confirm that you agree to the postponement um for the resolution of zoning and other issues raised throughout today yes and confirmation that there's an agreement to the extension of time frames associated within the MPC's 90 day review time frames associated with this particular development extension that's the 90 days yes just to clarify this is the same as the previous one the city has 90 days that they either need to approve a plan deny a plan approve with conditions or an agree upon an extension of time.

And so what we just discussed is a postponement so we need to agree to an extension of time and we need to we can as long as it's understood that it that is extended we can work with you after this meeting and you speak to your attorney to agree upon the appropriate time and we'll follow up with a um uh we have a form and then we'll use that and if it's not completed for any reason we can just put it on the next meeting but um I assume we'll work that out after this meeting that's fine yeah any questions or anything for us no thank you again I really um appreciate the the opportunity of me being here yeah well we appreciate what you guys do too you do a great job so sorry we're not able to move this forward but uh you understand uh where we are so all right um I'll entertain a motion then uh to table the project so moved Jeff I'll second thank you Eric all those in favor say aye aye any opposed one abstention thank you guys thank you very we'll see you again soon um all right I see no other new business other than again just uh sorry we didn't get a chance to do it uh initially um but yeah welcome Kate um we're happy to have you on board so this thank you sir um we still have one one one uh vacant seat on on the uh on the commission so as I say to everybody we're all sort of um capable of encouraging you know recommendations and and um and folks to apply you know just like you did so if you know other city residents that might be um that might be interested you know by all means spread the word hope you had a good time on your first one actually this is a pretty good first meeting a good uh content I think a good varied uh content to warm up for next month yeah yeah I have a feeling it's gonna be a good one um having seen the stuff coming through the shading commission there's a lot on the horizons and big stuff yeah we'll see Carlos again several times yeah um you know to that end and let let's go up the record so okay we're gonna well adjourn all right motion adjourn okay we're gonna go

Actually, I think this was a pretty good first meeting, a good good uh good content, I think a good buried uh content.

Yeah, yeah, I have a feeling it's gonna be a good one.

Um having seen the stuff coming through the Shade Commission, there's a lot on the horizon, some big stuff.

Yeah, we'll see Carlos again several times.

Yeah.

Um you know, to that end and but let's go off the record.

So okay, we're gonna we'll adjourn.

All right.

Motion adjourned.

Okay, we're gonna go up to