This is a Public Hearing and First Reading for an Ordinance to amend the Imperial Market Planned Development (PD) District, located at Ulrich Street and Kempner Street.  The original Imperial Market PD was approved in December of 2015, covering all aspects of the property.  The proposed amendment is limited in scope to additional square footage for four of the proposed buildings within one specific exhibit in the Plan (Exhibit B-1C).  The four buildings are further described as the Cinema Building, Smokestack Building, Wharf Building, and Hotel Annex Building.  The amendment does not propose any changes to the existing historic structures at the site, nor is there any change to the proposed multi-family building in Imperial Market. 

Initial discussions with the applicant in early 2017 focused on the detailed design for the specific interiors of multiple proposed buildings at the site.  The applicant team indicated that due to a number of discussions with potential tenants, as well as more detailed architectural plans being developed for the interiors of the buildings, a number of square footage changes would be needed from the original PD.  The Imperial Market developer also confirmed that there were no changes to the overall locations of the buildings, nor the footprints of those buildings as shown within the approved PD document, Ordinance 2036 from 2015.  These changes centered on four buildings at the site, and the changes exceeded the Director-approvable provisions in the Development Code.  Staff also indicated that the applicant would need to provide updated Traffic Impact Analysis (TIA) and parking calculations information for vetting out the proposed changes against the approved PD.  Following submittal and review of the application and the updated technical studies, staff was able to confirm that traffic mitigation and parking numbers were adequate and appropriate for the development.  No additional mitigation measures are required by the increased square footage.  It is also important to note that while the Cinema Building is being proposed for a square footage addition, the applicant has confirmed that this relates to the movie theater experience, with stadium-style seating and features, and is not an increased seat count.  This is an example where the square footage does not generate additional parking or traffic needs.  Additional information is contained within the attached staff report, including specifics of the square footage revisions and clarifications.  It is important to reinforce several key aspects of this amendment:

• No building footprints are changing with the revisions
• There are no changes to the multi-family site or unit numbers with this revision
• No changes proposed for existing historic and iconic buildings at the site (Char House, 3 Bay Warehouse, Container Warehouse, Engineering Building, or Silos)
• No significant changes to building elevations, scope, or visual look of the project with the amendment
• Some of the square footage changes result from an updated Cinema plan for enhanced theater experience, while others result from additional details of architectural plans within building footprints pointing to discrepancies between the approved PD and building plans being reviewed by City staff
• Staff believes that the additional square footage for the Hotel Annex building adjacent to the Char House can provide additional benefit to the proposed hotel use at the historic building

The Planning and Zoning Commission reviewed the proposed Planned Development Amendment for Exhibit B-1C on September 12, 2017.  There were no members of the public that spoke with regard to the item, and staff had received one informational inquiry by the time of the hearing.  Following a number of questions with regard to the square footage changes to the four buildings, as well as the technical materials review of traffic impact analysis and parking, the Commission made a recommendation to the City Council for approval of the proposed PD amendment, with a specific condition- Placement of the word "Max." on each of the four building footprints square footage call-outs. 

The applicant revised Exhibit B-1C following the Commission meeting and the attached Ordinance No. 2121 reflects the Commission condition.  Staff and the Planning and Zoning Commission recommend approval of Ordinance No. 2121 amending Exhibit B-1C of the Imperial Market Planned Development (PD) District Final Development Plan.  All other provisions of PD Ordinance will 2036 remain.

The Planning and Zoning Commission and staff recommend approval of the amendment.