Feb 24, 2026 Planning Board

[Call to Order]

[ADOPTION OF JANUARY 27, 2026 MEETING MINUTES ]

[(202-26) Elizabeth Seton Pediatric Center - 315-317 North Street PHCDD (Planned Healthcare Campus Development District) One-year extension of the site plan approval for a 5-story, 96-bed residential health care facility for medically fragile adults aged 18-35. Common Council referral. (Second Extension)]

[00:03:19]

GOOD EVENI NG LADIES AND GENTLEMEN. WELCOME

[(104-22) Farrell Estates at Ridgeway Subdivision – 336-400 Ridgeway, _ Gedney Esplanade, 213-223 Bryant Avenue; R1-30 Residential Single-Family Zoning District – 105 Lot Subdivision. Environmentally Sensitive Site. ]

IN THIS CHAMBER . UH LET ME INTRO DUCE THE PARTICIPANTS IN THIS EVENING 'S MEETING .

FROM THE BOARD SIDE . MY NAM E IS JOHN AYORA S . TO MY RIGHT , SERENA RUSSELL TO HER R IGHT, LIZ M ARINEN . AROUND T HE HORN , WE HAVE TANYA NORRIS , AND WE HAVE MARK ELLIOTT . GOOD EVENING .

UH, IN THE CENTER , WE HAVE BEATRICE CAPTAIN FROM THE BUILDING DEP ARTMENT . WE HAVE OUR LEGAL COUNSEL MIKE KELLY .

TO MY IMM EDIATE LEFT , UH, WE HA VE JUSTIN HOMAN FROM THE PLANNING DEP ARTMENT AND OUR BOARD SECRE TARY EILEEN M CLEAN .

OUR FIRST ORDER OF BUSINESS IS TO A DOPT THE MINUTES .

FROM THE JANUARY 27TH MEE TING . ANY MEMBERS HAVE ANY ADDITIONS , CORRECTIONS , DELETIONS FROM THE MINUTES A S THEY HAVE BEEN PRESENTED TO US . NO, MR . CHAIRMAN , I MOVE TO ACCEPT AND ADOPT THE MINUTES . I NEED A SECOND . ALL IN F AVOR ? OK NEXT ORDER O F BUSIN ESS , ELIZ ABETH SEATON , PEDIATRIC CENTER 3315-317 NORTH STR EET.

THIS IS A ONE-YEAR EXTENSION OF THE SITE PLA N A PPROVAL FOR A FIVE-STORY , 96 BED RESIDENTIAL HEALTHCARE FACILITY FOR MEDICALLY FRAGI LE A DULTS AGED 18 TO 35

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UM, WE ARE EXPECTING THAT T HE FOUNDATIONS WILL BE COMPLET ED IN MARCH . SO NEXT MONTH , UM, AND THAT THE, AND I ' M ADVISED THA T THE SANITARY SEWER WORK IS APPROXIMATEL Y 45% COMPLETE , UM, ON THE SITE SO, UM , SO WE ARE EXPECTING THAT THERE WILL BE SUBSTANTIAL COMPLETION WITHIN THE N EXT, UH FEW MONTHS ARE THERE ANY CHANG ES TO THE LAST TIME WE LOOKED AT THIS ? THERE ARE NO CHANGES TO T HE PLANS, NO . OK .

ANY MEMBERS HAVE ANY QUESTIONS OR ISSUES WITH THIS . I CAN 'T IMAGINE, B UT PLEASE SPEAK UP IF YOU DO NO, MR. CHAIRMAN .

SO I NEED A MOTION TO WRITE A LETT ER TO THE COM MON COUNCIL SAYING THA T WE HAVE NO OBJECTION TO THIS EXTENSION . SO M OVE TO . ALL IN FAVOR ? GOOD LUCK. THANK YOU VERY MUC H AND OUR NEXT AND I GUESS LAST ITEM ON THIS AGENDA IS FAR RELL ESTATE S AT RIDGEWA Y .

UH, THIS IS A 105 LOT SUBDIVISION ON AN ENVIRONMENTALLY SENSITIVE SITE , AND MY UNDERSTANDING IS THE APPLICANT W OULD LIKE TO BRING US UP TO DATE O N PROGR ESS. PLEASE INTRODUCE YOU RSELF. YES , GOOD EVENING, MR. C HAIR. MEMBERS OF THE BOARD, COREY SALOMON FROM ZARIN AND STEINITZ , UH, HERE TONIGHT ON BEHALF OF THE FARRE LL COMPA NIES HERE W ITH THE COMPUTER . SORRY.

UH, WHICH P LUMS YOU PLUGS . YEAH.

UH , NO WORRIES . HERE WITH ME TONIGHT ARE BRIAN DEESA FROM THE FARRELL COMPANIES , OUR PROJEC T ENGINEER DIEGO VI LLARREALLI FRO M JMC AND OUR PROJECT PLA NNER ABBA GOA L FROM VHB . SO IT 'S BEE N SEVERAL MONTHS, UM , SINCE WE 'VE BEEN BEFORE YOU.

SO WE THOUGHT WE 'D JUST COM E IN, GIV E YOU A BRIEF UPDATE AS PART OF THE FEIS PROCESS, SOME OF OUR PLANS HAVE BEEN SLI GHTLY MOD IFIED . UM, SO JUST A Q UICK UPDATE FOR THE NEW BOARD MEMBER HERE. THE PROPERTY 'S AT THE FORMER RIDGEWAY COUNTRY CLUB, 400 RI DGEWAY , UH, APPROXIMATELY 127 ACRES IN THE R-130 UH, DISTRICT CONSISTS O F FOUR SEPARATE , U H, PARCELS , AND OUR OR IGINAL PLAN CONTAINED , UH, 99 SINGLE -FAMILY LOTS .

ONE CLUBHOUSE LOT . OH .

THERE WE GO. UH , AND 5 OPEN SPAC E SLOTS , UM, BASED ON THE COMMENTS WE RECEIVED DUR ING THE DEIS PROCE SS . WE 'VE REVISED OUR PLANS , AND WE 'VE ELIMINATED THE CLUBHOUSE PARCEL , WHICH W E WERE ABLE TO GET 3 MORE LOTS ON PARCEL ON LOT A , AND T HEN WE REMOVE 3 LOTS ELSEWHERE , SO IT WAS A BLE TO BE OPENED U P A LITTLE B IT MORE SPACE. DIE GO AND ABBY WILL TALK TO YOU ABOUT THAT . UM, AND T HEN I JUST WANTED TO TALK PROCEDURALLY WITH YOU WHERE WE ARE IN TERMS OF CRA, RIGHT? WE SUBMITTED , UM , WE GOT A POSDEC BACK IN 2023 .

WE DID OUR SCOPI NG SESSION IN JULY OF 23 , SUBMITTED OUR DEI S IN 2024 . UM, THAT WAS DEEMED COMPLE TE IN FEBRUARY OF 25 AND WE SUBMITTED OUR FEIS IN OCTOBER OF 2025 . AND SINCE THEN WE 'VE RECEIVED ONE COMMENT WIT H RESPECT T O FLOW MONITORING TESTS A ND I BELIEVE WE ' VE STAR TED WORKING ON THAT . AND SO WE 'RE JUST STILL WAITING ON OT HER COMMENTS . IF I MAY CLARIFY , IN OCTOBER , YOU SUBMITTED A D RAFT OF THE FEIS . THIS BOARD H AS NOT SEEN THE UNTIL STAFF M AKES SURE THAT EVERYTHING 'S COMPLET E, THEN TH IS BOARD WILL GET IT. I, I MISSPOKE. THA T IS THE DRA FT FEIS . SO WIT H THAT, I 'M GOING TO TURN IT OVER TO D IEGO JUST TO KIND OF WALK THROUGH T HE CH ANGES FOR YOU .

UH, G OOD EVENING ALL AGAIN FOR THE RECORD , DIEGO VILLARREALLI WITH JMC . UH, I J UST HAVE TWO EXHIBITS FOR YOU THIS EVENING . I UNDERSTAND . I KNOW THERE 'S A NEW BOARD MEMBER HERE. I WAS JUST GONNA STEP BACK REAL QUICKLY , GIVE A QUICK OVERVIEW OF THE PROJECT AND THEN DIVE INTO THE SIT E PLAN A LITTLE BIT JUST TO GO THROUGH, UM , WHERE WE STOOD WITH THE SITE PLAN. I KNOW IT 'S BEE N SOME TIME SINCE WE ' VE BEEN BEFORE THIS BOARD . UH , THE FIRST EXHIBIT IS THE EXISTING C ONDITIONS PLAN , UM, LET ME JUST MAK E SURE THAT THIS WO RKS. GOOD . THERE WE GO . UH, THIS IS AN AER IA L PHOTOGRAPH OF THE EXISTING PROPERTY , UM, JUST TO ORIENT EVERYONE, RIDGEWAY IS OFF TO THE RIGHT-HAND SIDE OF THE PAGE , NORTH , UH, IS ON THE TOP PORTION OF THE PAGE AND T HEN BRYANT A VENUE IS ON THE LEFT-H AND SIDE OF THE PAGE . UH, THE OVERA LL PROPERTY IS AB OUT 130 ACRES IN SIZE . IT 'S BR OKEN UP TO THOSE 4 PARCELS .

WE 'VE REFERRED TO THEM THROUG HOUT THE DEIS PROCESS AND THE FAIS P ROCESSES P ARCELS A , B, C, AND D. YOU 'LL SEE THAT

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THIS REALLY SITS A T THE LOW POIN T , THE NEIGHBO RING PROPER TIES PRIMARILY SIT AT HIGHER ELE VATIONS AND EVERYTHING PRETTY MUCH FLOWS DOWN TOW ARDS THIS PROPERTY.

SO IT 'S JUS T AN IM PORTANT POINT A S WE GO THROUGH THIS BECAU SE I KNOW THERE WERE A NUMBER OF C OMMENTS AND A NUMBER O F COMMENTS RESPONDED TO IN THE FEIS THAT DEAL WITH DRAINAGE AND DRAINAGE FLOW ON T HE PROPERTY . THERE 'S A LOT OF CONCERN FROM THE SURROUNDING NEIGHBORS ABOUT THE LOCATION OF THIS AND HOW IT 'S GONNA AFFECT THE IR PROPERTY . SO IT IS IMP ORTANT JUST TO LOOK AT IT FROM THE OVERALL CONTEXT OF THE PROPERTY BECAUSE WE ' RE, WE 'RE PRIMARILY WITH THE EX CEPTION OF O NE PORTION O F IT, RE ALLY THE LOW SPOTS , EVERY PLACE ELSE , ALL THE NEIGHBO RING PROPERTI ES SIT AT THAT HIGHER ELEVATION OH, NO HURRY.

BACK ON.

ALL RIGHT SO , UM , MOVING ON TO THE PROPOSED CONDITIONS . THIS IS A RENDERING , UH, RENDERED SITE PLAN OF THE OVERALL SUBDIVISION PLAN , UH, IT ILLUSTRATES T HE 99 RESIDENTIAL LOTS AND THEN T HE 5 OPEN S PACE LOTS THAT ARE THROUGHOUT THE PROPERTY .

AND WE COULD JUST ZOOM IN PIECE BY PIECE . YOU CAN SEE PARCEL A UH JUS T BEFORE I ACTUALLY JUMP INTO THAT . IT 'S IMPORTANT AGAIN TO REMEMBER WE ARE WITHIN THAT R-30 ZONING DISTRICT.

ALL OF THE LOTS ON THIS , UM, SUBDIVISION OR AT LEAST 30, 000 SQUARE F EET IN SIZE . UM, EVERY SINGLE ONE , A LOT OF THEM ARE SUBSTANTIALLY BIGGER JUS T BECA USE OF THEIR SHAPES AND CONFIGURATION . UM , HOWEVER , UNDER THE PROVISIO N IN YOUR ZONING ORDINANCE , UH, 9-4-9 , THERE 'S FLEXIBIL ITY T HAT CAN BE GRANTED BY T HIS BOARD TO C ERTAIN LOTS WHEN WE 'RE TRYING TO PROTECT AND PRESERVE E NVIRONMENTALLY SENSITIVE SPACES AND ENVIRONMEN TALLY SENSITIVE SITE FEATURES . SO FOR INSTANCE, PARCEL A IS AN ENVIRONMENTALLY SENSITIVE SITE . SO WHAT WE 'VE DONE ON THIS LOT IS MOD IFY S OME OF THE CONFIGU RATIONS OF THE LOT TO BAS ICALLY PRES ER VE AND PROTECT SIGNIFICANT PORTIONS OF PAR CEL A . PARCEL A RIG HT NOW HAS 32 RESIDENTIAL LOTS , AND I BELIEVE, UH, COR EY INDICATED BEFORE , THIS IS ONE O F THE CHANGES THAT WAS MADE TO THE SITE PLAN . IF YOU RECALL , THERE WER E , UH, THESE 3 LOTS HERE, T HERE WAS THE CLUBHOUSE THAT WAS LOCAT ED ON THIS PROPERTY AS PART OF THE DEIS PROCESS , THOUGH THE CLUBHOUSE HAS BEEN ESSENTIALLY EL IMINATED AND 3 ADD ITIONAL LOTS WERE CREATED HERE, RESI DENTIAL LOTS . UH, IT 'S IT 'S GENERALLY IN THAT SAME AREA WHERE THE CLUBHOUSE WAS LOCATED.

WE STILL HAVE THAT STORM WA TER BASIN IN THIS AREA HERE .

SO THE CONFIGU RATION , THE ROADWAY CONFIGURATION IS STILL ALL THE SAME. WE HAVE THE DRIVEW AY THAT COMES IN OFF OF RIDGEWAY , EXTENDS TO GET THE ESPLANADE , AND THEN A SECOND DRIVEWAY THAT GOES OUT TO HATHAWAY . SO THE GENERAL ROADWAY CONFIGURATION HAS REALLY REMAINED THE S AME FRO M WHAT WE PRO POSED PREVIOUSLY .

IT 'S JUST THE HOUSE CONFIGURATIO N CHANGED A T OUCH PRIMARILY IN THE LOC ATION HERE WHERE THE CLUBHOUSE WAS AND THEN ANOTHER CHANGE WAS REALLY TO ADDRESS COMMENTS THA T WERE RECEIVED, UH, A LONG IN THE ESPLA NADE. WE ALL K NOW ABOUT THAT , THE, THE ROW OF , UH , UH, SIGNI FICANT TREES THAT EXIST, THE LONDON PLANE TREES THAT LINE GED THE ESPLANADE . SO WE DID WHA T WE COULD T O MOVE THOSE HOUSES BACK, CREATE A LITTLE BIT MORE SETBACK ALONG THAT FRONTAGE OF THE ROA DWAY THERE TO B ETTER P ROTECT THOSE TREES THAT EXIST ALONG THE ROADWAY THERE , OF COURSE, YEAH, NO, Q &A IS GREAT . CAN YOU JUST DE TAIL OR D ESCRIBE WHAT IS T HE ENVIRONMENTALLY SENSI TIVE , UM, QUALITIES THAT YOU 'RE TRYING TO PROT ECT WITH THIS GETTING INTO THAT GREAT POINT, GREAT QUESTIONON THIS SITE , KEEP IN MIND IT 'S TWO THINGS .

IT 'S ENVIRONMENTALLY SENSITIVE SITES AND ENVIRONMENTALLY SENSITIVE SITE FEATURES . PAR CEL A IS AN ENVIRONMENTA LLY SENSITIVE SITE , AND THERE 'S A BIG , THERE 'S A LITTLE DISTINGUISHING FACTOR THERE.

THERE IS NO ENVI RONMENTALLY SENSITIVE SITE FEATURES ON THIS PROPERTY, MEANING WETLANDS , SIGNIFICANT AMOUNT OF STEEP SLOPES OR WATERCOURS ES. THA T DOESN 'T EXIST ON THE PROPERTY ITSELF . IT 'S ENVIRONMENTALLY SENSITI VE BECAUSE O F THE WATERCOURSE LOCATED A CROSS THE STR EET. TH ERE 'S A WATERCOURSE WITHIN 100 FT OF THAT. SO THE PROPERTY ITSELF IS C ONSIDERED ENVIRONMENTALLY SENSITIVE . SO WITH THAT BEING SAID, WHAT WE 'VE DONE HERE I S WE K EEP THOSE HOMES LINED AGAINST THE ROADWAY . WE KEEP THEM A LITTLE BIT TIGHTER , WHICH

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MOVING ON TO PARCEL I HAVE A QUICK QUESTION , OF COURS E. SO THE MATH NOW GOT , UH, ELIMINATED THE CLUBHOUSE, ADDED 3 PARCELS . SO A RE WE AT 102 OR ARE WE S TILL AT 99. SO GONNA PICKED UP ON THAT PIECE OF IT , BUT WE PICKED UP 3 HERE , BUT WE ELIMINATED 3 ELSEWHERE AND THAT WAS DONE INTENTIONALLY TO ELIMINAT E SOME DISTURBANCES TO WETLAND BUFFERS A ND OTHER AREAS THAT WE WERE T IGHT ON SOME OF TH OSE ENCROACHMENTS . AND W E 'RE GOING TO SEE T HAT ON PARCEL D BECAUSE PARCELS B AND C REALLY DIDN 'T CHANGE MUCH . A LOT OF THAT CONFIGURATION STA YED THE SAME . PARCEL D, WE STA RTED TO TWEAK A COUPLE OF T HINGS TO GET AWAY FR OM SOME OF THE WETLAND BUFFERS THAT WERE ON THAT PARCEL. S O WE E LIMINATED THE CLUBHOUSE, P ICKED UP THE THREE LOTS HERE , BUT IT 'S STILL A NO NET INCREASE IN THE NUMBER OF RESI DENTIAL LOTS STILL AT 99 . BEFO RE YOU LEAVE PARCEL A , THE STORMWATER DETENTION IN THE REAR YARDS OF THOSE PARCELS . UH, SO THE OWNERS OF THOSE , UH , HOUSES WILL , UH, AS PART OF THEIR , THE HOA UNDERSTAND THAT THERE WILL BE PEOPLE WHO GO BACK THERE TO MA INTAIN THE STORMWATER DETENTION AND OPEN SPACE BACK THERE. OK , THAT WOULD HAVE TO BE UNDERST OOD, OBVIOUSLY THE , THE AREA WOULD BE D ELINEATED . ALL O F THE STORMWATER B ASINS ON THE PROPE RTY NEED TO BE , TH ERE 'S GONNA BE A MAINTENAN CE AGREEM ENT, THE CITY IS GOING TO BE PART OF THA T MAINTEN ANCE AG REEMENT BECAUSE WE ' RE OBLIGATED TO MAINTAIN IT , UH, BUT THE C ITY NEEDS T O SIGN OFF ON THAT MAINTEN ANCE AGR EEMENT. SO THAT ' LL BE PART OF THAT OBLIGATION AND THAT 'LL ALL FALL UNDER THE HOMEOWNERS ASSOCIATION THAT 'S GOING TO BE REQUIRED FOR THE PROPERTY AS WELL . SO, AND EVERYBODY ' S GONNA HAVE TO PAY TH AT.

THERE 'S GONNA BE OBVIOUSL Y , UH, MONEY THAT 'S CONTRIBUTED . SO THEY 'RE GOING TO KNOW WHA T THE REQUIREMENTS OF T HE HOA ARE FROM THAT .

GO ING INTO PARCEL B , PARCEL B, IN ALL HONESTY , REMAINED EXACTLY THE SAME . THERE 'S NO CHANGES HERE. THE R OADWAY EXTEND S FROM GETTING THE ESPLAN ADE TO HEATHER BLOOM ROAD .

UH, THE HOUSE S ARE SITUATE D ALONG , UM, UH , THIS ROADWAY ITSELF, U H, ALL OF THE HOUSES COMPLY. T HIS LOT IS FULLY COMPLIANT WITH THE R-130 ZONING REQUIREMENTS.

THERE IS NO FLEXIBILITY THAT WE ' RE SEEKING . THIS IS NOT AN ENVIRONMENTALLY SENSITIVE L AW ITSELF . SO THIS IS FULLY COM PLIANT FROM A SETBAC K STANDPOINT , COVERAGES ALL OF THAT. THERE ' S NO FLEXIBILIT Y THAT ' S BEING SEEKED ON THAT PAR CEL . SO THIS ONE ESSENTIALLY REM AINS THE SAME .

GENERALLY THE SAME FOR PARCEL C . THIS ONE, IF YOU RECALL , DOES CONTAIN ENVIRONMENTAL LY SENSITIVE SITE FEATURE . IT HAS A WETLAND WATERCO URSE THAT TR AVERSES THE PROPERTY IN THIS AREA HERE THAT GOES , UH , TOWARDS BRYANT GARDENS IN THE , UH, JUST TO THE SOUTH OF O R JUST TO THE WEST OF US , UH, PLANNED SOUTH, BUT IT 'S TO THE WEST OF US HERE . SO WHAT WE 'VE DONE ON THIS IS REAL LY MAINTAIN A SIGNIFICANT AMOUNT OF OPEN SPACE IN AND AROUND THAT WET LAND AREA . WE MAINTAIN THAT 100 FT BUFFER OFF OF THAT WETLAND , AND THEN WE PUT ALL THE HOMES O N THE OTHER SIDE OF THE ROADWAY , SO THE ROADWAY TRAVERSES THIS PROPERTY FROM HEATHER BLO OM RECONNE CTS INTO HEATHERBLOOM IN THIS AREA HERE , AND THEN THE RESIDENTIAL HOUSES WILL SIT PRO UD ON THE UPHILL SID E O VERLOOKING THIS WETLAN D AREA. I F YOU REMEMBER THE TOPOGRAPHY , HEATHER BLOOM SITS AT A HIGHER ELEVATION AND THEN EVERYTHING SLOPES DOWN TO THI S WETLAND A ND WA TERCOURSE AREA HERE AGAIN, MINOR CHANGES TO THIS TO ADDR ESS STORMWATER COMMENTS AND THINGS LIKE THAT, BUT GENERALLY , EVERYT HING IS PRETTY MUC H THE SAME

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PARSEL D .

IS WHE RE YOU 'LL SEE SOME OTHER MODIFICA TIONS THAT WERE MADE , UM, SAME ROADWAY CONFIGURATION CONNECTS TO HATHAWAY LANE I N THIS AREA . HE GOES T O A CUL-DE-SAC NEAR , UH, BRY ANT 'S AVENUE , AND THEN THE ROADWAY CONTINUES SOUTH PAR ALLEL TO HATHAWAY LANE CIRCL ES BACK AROUND AND CONNECTS B ACK INTO HATHAWAY .

IN THIS AREA HERE , WE WERE ABLE TO ELIMINATE THOSE THREE LOTS . THIS IS W HERE WE KEP T THAT NET NUMBER OF 99 LOTS . YOU 'LL SEE THIS ARE A HERE IS A LITTLE B IT DIFFERENT . BEFORE WE HAD MULTIPLE LOTS IN THIS AREA .

WE WERE ADJACENT TO THE WETLAND AND THE W ETLAND BUFFER , WE 'VE PULLED THIS APART . THESE LOTS ARE SIGNIFI CANTLY OVERSIZED , BUT IT 'S DONE INTENTIONALLY TO PRES ERVE AND PRO TECT THAT WETLAND BUFFER AGAINST THIS SMALL POCKET WETLAND T HAT 'S ON THE P ROPERTY ITSELF . OTHER CHANGES WERE MADE U P IN THIS SOUTHEAST ERN CORNER HERE WHERE THE WETLAND BUFFER EXTENDS INTO THE PROPERTY INTO THIS PORTI ON HERE Y OU COULD SEE ANOTHER LOT W AS ELIMINATED IN THIS A REA HER E AND E VERYTHING WAS BASICALLY PULLED BACK THROUGHOUT . SAM E THING OCC URRED IN HER E, WE WERE A BLE TO ELIM INATE ONE ADDITIONAL LOT. AND WHA T IT DID WAS IT JUST REDUCED THE AMOUNT OF LOT S IN THIS AREA, PROVIDED A LITTLE BIT MORE FLEXIBILITY . SO WE REDU CE THE NUMBER OF LOTS THAT ARE REQUIRED . TO HAVE THAT , UM, THAT FLEXIBILITY ON THIS PARCEL . UM , WE ARE ONLY LOOKING FOR A FEW LOTS ON THIS PARCEL . I 'LL GRAB THAT EXACT NUMBER. I HAVE IT . I JUST DON 'T RECALL IT ON THE TOP OF M Y HEAD . THERE 'S 52 LOTS TOTAL , 32 OF WHICH ARE LOC ATED ON PARCEL A . KEEP THAT IN MIND , BECAUSE ALL OF THO SE LOTS HAVE THAT FLEXIBILITY . OTHER T HAN THAT, IT 'S, T HERE 'S ONLY A FEW ON THIS LOT THAT R EQUIRE THAT FLEXIBILITY BECAUSE OF THE 3 LOTS THAT WERE E LIMINATED AS PART OF THIS PROCESS .

ANY QUESTIONS AT THIS POINT ? QUESTION , UM THE SETBACK FROM WHERE THE HOUSES ON THE LOT S ARE TO WHERE THE , UH , EXISTING HOUSES ARE. HAS THAT BEEN CHANGED? HAS IT BEEN PUSHED UP OR IS THAT REMAIN THE SAME . IN WHICH AREA SPECIFICALLY ? UM , I THINK IN D , D, GENERALLY IT 'S THE SAME , SO HOUSES THAT ARE LOCATED ALONG , FOR INS TANCE, NORTHDALE I N THIS AREA HERE WHERE THEY ' RE LOCATED , WE KEPT THEM GENERALLY THE S AME. AREAS , UH, IN, YOU KNOW , LOT 7 7 WHERE THERE WAS, I KNOW THERE WAS A COMMENT REGARDING PROXIMITY IN THIS AREA . IT IS GENER ALLY THE SAME. WE LOOKED AT LANDSCAPING IMPROVEMEN TS TO PROVIDE SOME ADDITION AL LANDSCAPING ALONG THIS AREA . WE ' VE ALSO ADD RESSED COMMENTS RELATED TO T HE STORMWATER AGAI N, WE STILL SIT HIGH IN THIS AREA DRAINS TO THE L OW SPOT ON THIS PORTION OF T HE PROPERTY HERE. SO WE DID LOOK AT IT FRO M A COUPLE O F DIFFERENT W AYS, BUT WE D IDN 'T REALLY SHIFT TOO MUCH . WE JUST ENHANCED LANDSCAPING AND SOME OF THE MODIFICATIO NS TO CON TROL THAT.

UM , THAT 'S REALLY THIS AREA HERE , SAME THING ON T HIS PART ON PORTION OF RIDGE WAY , UM, HO USES ARE GENERALLY LOCATED WITHIN THE SAME AREA , BUT AGAIN , LAND SCAPING IMP ROVEMENTS AND THINGS LIKE THAT TO KEEP THOSE MODIFICATIONS , UH, TO, TO A SMALL AMOUNT O F CHANGES ON THIS PARCEL AS W ELL.

UM , JUST ANOTHER POINT AS WELL ON PARCEL D , U H, WITH THE , YOU KNOW, THE, THE FLEXIBILITY THAT 'S B EING GRANTED AND ALLOWI NG US TO SHRINK SOM E OF THESE L OTS AND KEEP THEM IN , UH, CERTAI N AREAS ON P ARCEL D . OBVIOUSLY YOU COULD SEE THERE 'S A SIGNIFICANT PORTION OF PARCEL D THAT 'S BEING , UH, MAINTAINED AS OPEN SPACE. IT 'S ABOUT 35 OF THE 72 ACRES OF PARCEL D, SO A LITTLE LESS THAN 5 0% OF I T IS BEING MAINTAINED SIMI LAR TO PARCE L A . THIS PORTION OF THE PROPERTY WOULD BE MAINTAINED AS OPEN SPACE. IT WOULD BE RESTRICTED . UM, IT IS IN THIS CASE A SEPARATE LOT BECAUSE OF THE WAY IT 'S CONFIGURED . UM, S O THAT WOULD FALL UNDER , UH, PRI MARILY IT COULD BE THE HOA 'S JURISDICTION AS WEL L. UM , AS FAR A S MAINTENANCE OBLIGATIONS AND RESPONSIBI LITIES THERE.

UM , BEFORE YOU LEAVE THAT , A NUMBER OF T IMES YOU 'VE MENTIONED , U M, REDUCED A LOT, BUT YOU SAID IN THE BEGINNING , ALL LOT S ARE 30,000 SQUARE FEET OR MORE.

SO WHEN HE ' S REFERRING TO , UH, SMALLER SIZES , HE 'S TALK ING ABOUT YARD SETBACKS OR FR ONTAGE, NOT ALL OF THE LOTS MEET THE MINIMUM REQUI REMENT IN T ERMS OF LO T AREA . EXCELLENT . IT 'S PERFECT POINT AND IT ACTUALLY BRIN GS ME TO ONE THING THAT I JUST NEGLECTED T O MENTION, AND I THINK IT 'S VERY IMPORTANT . WE AR E NOT USING THE FLEXIBILITY IN A NY WAY. THIS W AS EXPLAIN ED DURING THE PRELIMINARY MEETINGS THAT WE HAD WITH YOU A ND THROUGHOUT THE DEIS PROCESS . WE AR E NOT USING THAT FLEXIBILITY TO INCREASE THE LOCK COUNT IN ANY WAY . THERE ARE PLANS WIT

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AND F OR , UH, THE BENEF IT OF MARK, JUST , UH, WE DID A WALKING TOUR OF THE GOLF COURSE AND THE SURROUNDING AREA IS ZONED R112.5.

S O THESE LOTS A RE 2.5 TIMES THE SIZE OF THE L OTS ON THE, IN THE S URROUNDING NEIGHBORHOOD . AND IF YOU ZOOM IN ON , LET 'S SAY, PARCEL B, Y OU CAN SEE THAT , YEAH, THERE ARE 2 HOUSES FOR EVERY 1 HOUSE ON IN PARCEL B, GENERALLY SPEAKING.

I MEAN, AND THOSE ARE , THOSE ARE BIG LOTS OFF OF, YOU KNOW, OXFO RD AND , UM MURCHISON AND AND ALL T HAT . THESE ARE , UH, C ONSIDERABLY LARGER LOTS .

YEAH, T HAT 'S WHY THE AERIAL OVERLAY REALLY SHOWS THAT , WELL , ES PECIALLY UP AGAINST PARCEL B HERE.

SO THA T 'S AGAIN , HAPPY TO ANSWER ANY QUE STIONS. THAT ' S JUST A GENERAL OVERVIEW OF THE SITE PLAN . UH, I KNOW ABBY WANTS TO COME UP AND JUST T OUCH BASE ON A COUPLE OF THINGS , UH, THAT WE ' RE ALSO ADDRESSED AS PART OF THE FEIS PROCESS . SO I JUST HAD ONE OTHER QUESTIO N. WE DID HAVE SOME DISCUSS ION ABOUT PEDESTRIAN ACCESS . HAS THAT BEEN CHA NGED AT ALL ? UH, GENERALLY, A GAIN , JUST K IND OF REFINED , UH, SIDEWALK IMPROVEM ENTS ARE SHOWN CONNECTING TO THE S IDEWALK ON RIDGEWAY . THAT S IDEWALK IS BEING BROUGHT UP ALONG HALFWAY . IT C ONNECTS TO A S IDEWALK THA T WOULD BE LOCA TED IN HERE AND THEN ULTIMATELY CON NECT TO THE OPEN SP ACE. YOU COULD SEE THE SIDEWALK COME IN THIS A REA HERE .

AND IS ACCESS TO THE TRAILS THROUGHOUT THIS OPEN SPACE AND THEN A LSO CONNECTS ROADWAY G . THERE 'S THE , UH, P EDESTRIAN ACCESS EASEMENT BETWEEN THE TWO LOTS .

SO IT 'S REALLY , UH , AS PART OF THAT PR OCESS , CREATING THAT CONNECTIVITY FROM RIDGEWAY ALL TH E WAY TO NORTH STREET THROU GH THE INTERCONNECTED SIDEWAL KS AN D TRAILS . GOOD I HAVE ANOTHER Q UESTION, UM , IS THERE A SEPARATE HOA FOR EACH LOT OR IS IT O NE HOA FOR ALL OF T HEM. MY UNDERSTANDING, AN D I 'LL TURN TO COREY , IT WOULD BE ONE HOA . PLEASE TELL ME IF I 'M WRONG . YEAH , IT WOULD BE ONE T HAT WOULD ENCOMPASS THIS WHOLE AREA A ND AND THE T HE REASON WHY THAT 'S IMPORTANT TOO IS EVERY H OMEOWNER , EVEN THOUGH THIS FOR INSTANCE HERE DOESN ' T HAVE OPEN SPACE , THEY 'RE PART OF THE SUBDIVISION . SO IT WOULD BE A LL 99 LOTS THAT WOULD PARTICIPATE IN THE HOA .

GOOD ? OK HI , UH , REMINDER, MY NAME IS ABBY RUDAU .

I 'M THE PLANNER SECRET C ONSULTANT FOR THE PROJECT FROM VHB .

IF YOU 'LL EXCUSE ME, MY NOTES ARE ON MY COMPUTER TODAY .

NO, I DON 'T NEED TO UM , ALL RIGHT , SO I , I KNOW THIS BOARD H ASN 'T SEE N THE FEIS YET. UM, I JUST WANTED TO GO THROUGH SOME OF THE CHANGES THAT YOU 'LL S EE IN THE FEIS THAT ARE MOSTL Y RESULTING FROM COMMENTS THAT WE RECEIVED , AND ALSO SOME OF THE SHIFT T O THE SITE PLAN THAT DIEGO JUST WALK ED THROUGH . UM , WITH REGARD TO THE KIN D OF DIMENSIONAL CONFORM ANCE , UH, AND THE SHIFTING AROUND OF THE LOTS . THE SITE PLAN MODIFICATION ALLOWED US FOR, TO DO, TO PROVIDE I NCREASED DIMENSIONAL CONFORMANCE , UM, SPECIFICALLY, WE HAVE 6 FEWER LOTS R EQUIRING DIMENSIONAL RELIEF . SO THE FEIS DISCLOSES AN IMPROVEMENT FROM A ZONING COMPLIANCE PERSPECTIVE .

UM , DIEGO ALREADY MENTIONED WE 'RE PROVIDING KIND OF ADDITIONAL BUFFE R AREA BET WEEN THE PROPOSED H OMES ADJAC ENT T O GEDNEY ESPLANADE AND THAT 'S SPECIFICALLY TO P ROVIDE ADDITIONAL PROTECT ION TO THE SYCAMORE TREES THAT ARE ALONG THAT ROADWAY . WE HEARD A LOT ABOUT THAT FROM THE COMMENTS ON THE DEIS .

[00:30:01]

THERE ARE REGUL ATED FRES HWATER WETLANDS AND ADJACENT AREAS LOCATED ON PARCEL D, AS WE TAL KED ABOUT , UM, SO WE WILL NEED AN ARTIC LE 24 FRESHWATER WETLANDS PERMIT , UM, FOR THOSE LOTS THAT ARE ENCROACHING INTO T HE WETLAND A REAS THERE.

YEAH, THANK YOU .

UH, OVERALL THOUG H , THE SITE PLAN MODIFICATIONS THAT D IEGO JUST TALKED THROU GH, REDUCE THE ENCROA CHMENT INTO THE WETLAND BUFFER AREAS TO LESS THAN 1 ACRE .

UH , THERE WERE SOME COMMENTS THAT WE R ECEIVED ON THE DEIS , UM , SUGGES TING THAT THERE MIGHT BE VERNAL POOLS ON PARCEL B AS PART OF THE KIND OF , UH, FURTHER EXPLANA TION IN, IN , UH . AS WE WERE PREPA RING THE FEIS , WE D ID A SUPPLEMENTAL FIELD SURVEY ON PARCEL B , UM, SPECIFICALLY IN THE MID-SPRING PERIOD WHEN W E WOULD EXPECT TO SEE VERNAL POOLS AND CONFIRM THAT T HERE ARE NO VERNAL POOLS ON PARCEL B , UM, OR OTHER AREAS OF, OF S URFACE SAT URATION .

UH , THERE WERE SOME ANALYSES THAT HAD BEEN RELIED UPON IN THE DAIS BASED ON KIND OF , UH, PREVIOUS , UH, PREVIOU S REPORTS THAT HAVE BEEN RUN SPECIFICALLY A DAM BREACH ANALYSIS WAS DONE IN 2012 . UM , AND THE STORMWATER POLLUTION P REVENTION PLA N. BOTH OF THOSE WERE UPDATED AND ARE PROVIDED IN THE F EIS SO YOU 'LL B E ABLE TO REVIEW THOSE , UM, ONCE THAT DOCUMENT IS DEEMED COMPLETE .

UM , LET 'S SEE . THE APPLICANT PREPARED 2 ADDITIONA L PLA NS AS PART OF THE FAIS FOR YOUR REVIEW. O NE IS A PRELIMINARY SOLID WASTE MANAG EMENT PLA N FOR THE FULL SUBDIVISION . AND THE SECOND IS A , UH, PRELIMINARY CONSTRUCTION MANAGEMENT PLAN . AND T HEN FINALLY , YEP , FINALLY , UM , BHB , UH, PREPAR ED THE PHASE TWO ENVI RONMENTAL SITE ASSESSMEN T. BY THE TIME WE HAD COMPLETED TH E DEIS , WE HAD AN AGREED-UPON WORK, UH , WORK PLAN FOR THE PHASE TWO WITH THE CITY THAT THE CITY HAD REVIEWED AND SIGNED OFF O N. UM , WE RAN THE PHASE TWO ENVIRONMENTAL SITE ASSESSMENT THE RESULTS , IF YOU , IF YOU REME MBER, UM, FOR THOSE WHO REMEMB ER THE THERE WAS A PHASE 2 THAT WAS COMPLETED AS PART O F THE KIND O F FORMAL A PPLICATION ON THIS SITE . OUR PHASE TWO LARGELY CONFIRMED THOSE RES ULTS, UM , BUT G ENERALLY INDICATE STILL THAT SOME MIT IGATION WILL BE NE EDED IN THE FOR M OF A SOIL AND MATERIALS MANAGEMENT PLAN . UM, THAT 'S GOING TO BE PREPA RED AND IMPLEMENTED IN COORDINATION WITH THE CITY . DURING THE CONSTRUCTION ACTIVITI ES TO MITIGATE ANY SOIL IMPACTS .

SO THAT 'S HIGH LEVEL K IND OF ADDITIONAL MATERIALS THAT YOU 'LL SEE IN THE FEIS . OTHERW ISE , UM, W E RESPONDED TO ALL OF THE COMMENTS RECEIVED UM, AND ARE LOOKING FORWARD TO HEARING COMMENTS BACK .

THANK YOU .

EILEEN , I 'M GONNA A SK A QUESTION UH, WHAT 'S THE TIMELINE OF US REC EIVING THE FEIS ? WE HAVE AN ESTIMATE UH THERE I S A FLOW MONITOR ING TEST THAT TAKES , UH, PLACE OVER , ABOUT 6 WEEKS. I DON 'T KNOW WHEN IT STARTED . UM , ONCE THA T IS DON E , THEN, UH I THINK THA T I ' M GUESSING PROB ABLY APRIL IS WHEN , BECAUSE THE BOARD HAS TO H AVE A LITTLE TI ME TO REVIEW IT B EFORE IT SHOW S UP ON THE , ON THE AGENDA .

YOU 'LL HAVE ALL STAFF COMMENTS BY THE N AND UM , DO YOU THINK THAT 'S A REASONAB LE TIME FRAME FOR THE FLOW MONITORING . I 'M G OING TO TURN TO MY CLIENT WHO 'S OVER HERE TOO. I KNOW H E 'S ANXIOUS AND WOULD HOPE T HAT IT COULD BE AS SOON AS POSSIBLE , UM , SO WE AR E WORKING ON G ETTING THAT INFORMATION AS SOON AS IT 'S AVAILABLE . WE 'LL, WE ' LL FORWARD IT TO Y OU IN REAL-TIME DATA , BECAUSE I KNOW THE DPW HAS SOME REQUIR EMENTS REGARDING NOT ONLY DURATION , THEY WANT TO MAKE SURE THAT THEY SEE A SIGNIFICANT STORM EVENTS DURING THAT MONITORING PERIOD AS WELL, WH ICH IS SOMEWHAT UNP REDICTABLE . DOES A BLIZZARD COUNT ? I, I ' M SERIOUSLY ASK ING THAT. YEAH, I MEAN, WE 'RE J UST I THINK THEY 'RE LOOKING FOR A LITTLE BIT OF A RAIN EVENT.

RIGHT. BUT WE 'LL SEE . I 'LL , U M, WITH THAT BEING SAID, T HOUGH, WE 'LL CONTI NUE TO, YOU KNOW, LEAVE THAT IN PLACE AND PROVIDE THEM WITH REAL-TI ME INFORMATION , UM , WE WOULD JUST ENCOURAGE IF THERE ' S ANY OTHER COMMENTS THAT WE NEED TO RESPOND TO, OBVIOUSLY WE WOULD LOV E TO GET THOSE NOT ONC E THAT FLOW MONITORING IS INCLUDED . SO , U M, BUT WE 'LL HOPEF ULLY GET THAT INFORMATION TO Y OU AS YOU SAID OVER THE NEXT FEW WEEKS AND THEN FROM THERE, U H, IF IT 'S ALL POSSIBLE TO GET BACK IN FRONT OF THE BOA RD FOR POTENTIAL ACCEPTANCE OF

[00:35:01]

BECAUSE WHEN THE FINDING , UH, IF THE BOARD OR WHEN THE BOARD DETE RMINES THAT THE , UM, F EIS IS COMPLETE , UH, T HERE WILL BE A 10-DAY WRITTEN PUBLIC C OMMENT PERIOD OR COM MENT PERIOD . UM DURING WHICH ANYBODY CAN COMMEN T ON THE FEIS AS SOON AS YOU ACCEPT IT, IT 'LL B E ON THE CI TY 'S WEBSI TE , UM, AND AVAILABLE FOR READING , UM AND THEN YOU 'LL , WE 'LL PREPARE AN ENVIRONMENTAL FINDING STATEMENT . IS IT UNREASONABLE TO THINK WE 'LL HAVE THIS ON THE AGENDA FOR M AY OR JUNE . OR IS THAT TOO AGGRESSIVE I MEAN, I KNOW HOW SLOW THE WHEEL CAN TURN SOMETIMES .

I 'M SURE IT ' S NOT TOO SOON AS FAR AS YOU 'RE CONCERNED , BUT , UM, UH , YEAH, I, I , THAT DOES NOT SOUND UNREA SONABLE B ASED ON EVERYTHING I 'VE BEEN HEARING.

AR E THERE ANY OTHER COMMENTS TH AT ARE AVAILABLE FOR US TO LOOK AT HAVE RECEIVED NO OTH ER COMMENTS . NOTHING . THAT 'S OK . YEAH WE 'RE HAPPY TO ASSUME THAT WE 'RE ALL G OOD THEN. WE GOT ENOUGH OF T HEM ANYWAY , BUT , UH, I THANK YOU FOR THE CHANGES THAT Y OU MADE AS A RESULT , UH, THEY 'RE POS ITIVE AND THEY, T HEY HELP US A LOT IN DEFEN DING WHAT IT IS THAT W E CAN O R CAN 'T DO WITH , WITH THI S APPLICATION . I HAVE A COUPLE OF QUESTIONS , UH , TO YOU , COREY , TO THE DEGREE YOU 'RE A BLE TO ANSWER THEM UH , IS FARRELL PLA NNING ON BUILDING THIS ? I ' M HEARING RUMORS IN THE MARKETPLACE .

I WILL DEFER TO OUR CLIENT HARRY BRYAN DECESSOR FROM FARRELL COMPANIES , M R.

CHAIRMAN , UM , THERE 'S ALL DIFFERENT DISCUSSIONS GOING ON NOW , UM , I DON ' T HAVE A DEFINITIVE ANS WER FOR YOU ON THAT , UM .

WE THOUGHT WE ' D BE BUILDING 2 YEARS AGO , SO T HAT 'S PART OF THE CONVERSATIONS WE 'RE HAVING IN THE MARKETPLACE OR OR OTHERWISE AT THIS TIME . OK . SO IT 'S POSSIBLE WE W ANT TO , IT 'S POSSIBL E WE COULD DO IT, WE COULD HAVE ANOTHER LARGE BUIL DER DO IT. IT 'S GOING TO DEPEND ON TIMING , UM, WE THOUGHT WE 'D BE TO NO FAULT , JUST THAT WHERE WE ARE THAT WE ' D BE, YOU KNOW , A LOT FARTHER 4 YEARS INTO THE PROCESS .

SO I DON 'T HAVE A DEFINITIVE ANSWER, UNFORTUNATELY . AS SOON AS I DO HAVE ONE, I W ILL LET YOU KNOW THERE ARE CONVERSA TIONS ONGOING WITH UH, OUR COMPANY AND , AND OTHER CO MPANIES AS WELL T HAT WE WORK WITH. SO IT 'S POSSI BLE YOU MIGHT BRING IN ANOTHER BUILDER TO DO THIS , SELL THE SITE OR HOWEVER THAT WOULD HAPPEN . IT 'S POSSIBLE .

THE ONE THING I WANT TO EMPHASIZE THOUGH I S THAT THE PL AN YOU SEE BEFORE YOU IS NOT GOING TO , I MEAN, OTHER THAN IN RESPONSE TO COMMENTS WE RECEIVED. WE 'RE NOT CHANGING IT BASED ON ANY FEEDBAC K FROM ANYBODY ELSE. UND ERSTOOD .

AN Y MEMBERS HAVE ANY QUESTIONS ? THAT 'S MY QUEST ION THANK YOU VERY MUCH. T HIS WAS HELPFUL AND INFORMATIVE , AND I LOOK FORWARD TO THE FEI S . TH ANK YOU I 'LL M EET YOU GUYS BA CK IN HERE. THA NK YOU, APPRECIATE IT. THANK YOU . THANK YOU .

AND I NEED A MOTION TO CLOSE TH E MEETING .

SECOND ALL IN FAVOR . HI, H I.

35 , NOT BAD . GREAT.

* This transcript was compiled from uncorrected Closed Captioning.