Note from Cliff Nguyen on 3/23/15:
RE: Condition B-29. The applicant shall work with Community Development Department to reduce the overall project density and to modify and refine the site plan to provide additional on-site parking.
"There was a short meeting with the applicant, Doug Rich, to go over the conditions added by the City Council. The applicant is currently revising its plans and we do not have anything new to share. They are looking at several options to refine the plans to add additional parking on-site, which would result in a reduction of one or more units. As you know, the applicant continues to offer to meet with the community so you can message this on your webpage.
Planning Commission recommended approval with 9 conditions of approval
1) Restrict the height of the first two rows of townhouses adjacent to 3rd Street to 24 feet.
2) Provide a safety buffer between the linear park and the railroad.
3) Eliminate metal siding. [This was first stated as "metallic elements".]
4) Explore having an EVA gate between the new street and Chase Ct.
5) Add historical signage of the past industrial uses. [HARB had requested that when reviewing the demolition of the Henkel buildings.]
6) Build the sound wall before grading begins.
7) There should be no 2nd-story windows at the ends of the units facing 2nd and 3rd Streets.
8) Revisit the guest parking in the interior loop section of the development. There are currently only four spaces.
9) Work with Planning staff to improve circulation. [What "circulation" was not detailed in the wording of the condition.]
A tenth suggestion was made to make sure the CC&R's for the homeowners retained the condition that garages be used only for parking cars.
[Note: There was confusion about the exact wording of these conditions - we've done our best to report this correctly.]
H.A.R.B. said project did not conform to the Niles Historic Overlay District Guidelines for the following reasons:
- The density makes the massing too great and the amount of green space too small.
- There are too many 3-story units and their architecture accentuated their height.
- There should be less use of metal elements - remove metal wall paneling, decrease the use of steel, change metal roll-up doors on the live/work units.
- There should be more use of materials from past Niles buildings like the brick used on the bank and Kraft tile.
- There should be more use of historical architectural elements like the extended roof overhang used by Wurster in the design of the office building for the Schuckl Cannery.
[Note: There was confusion about the exact wording of these reasons - we've done our best to report this correctly.]