HomeMy WebLinkAboutZ-8408 Staff AnalysisITEM NO.: 16. Z-8408
NAME: Marylane Apartments Short -form PD-R
LOCATION: located at 2101 Kavanaugh Boulevard
Plannin❑ Staff Comments:
1. Provide notification of property owners located within 200 feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notices must be mailed no later than October 15, 2008. The Office of
Planning and Development must receive the proof of notice no later than October
24, 2008.
2. The site is located within the Hillcrest Design Overlay District. The following
comments are related to the Overlay requirements. The residential regulations
apply to any residential zoned land within the district boundaries. Although the
overlay district does not regulate the style and character of Hillcrest housing, new
construction and additions should be respectful of the prevailing styles of the
neighborhood. The compatible design of housing contributes to the richness of the
history and architectural character of Hillcrest. Attached, unfinished spaces, such as
storage areas and above -ground basements, shall be included as part of the
permitted floor area at fifty (50) percent of the measured area. Crawlspaces or
similar spaces that must be accessed from outside the main structure are excluded
from the permitted floor area
3. Floor -to -area ratio (FAR) = Floor area of principal building/gross size of lot.
Structures with more than one (1) floor shall not have first -floor areas greater than a
0.37 FAR. Lot sizes of less than eight thousand (8,000) square feet. For residential
structures with one (1) floor, the FAR shall be 0.37; For residential structures with
two (2) floors, the FAR shall be 0.50; For residential structures with two and one-half
(2.5) floors, i.e. built -out attics, the FAR shall be .55. Lot sizes of eight thousand
(8,000) square feet or more. For residential structures with one (1) floor, the FAR
shall be 0.37; For residential structures with more than one (1) floor, the FAR shall
be 0.50. The purchase of an adjoining lot shall not allow a proportionate increase in
the size of the building in all cases. For the purposes of computing the FAR, lot sizes
of more than ten thousand (10,000) square feet shall use a maximum lot size in the
calculations of ten thousand (10,000) square feet. Any lot of record or any
combination of lots creating a zoning lot of record exceeding ten thousand (10,000)
square feet in existence at the time of the adoption of this section shall have an FAR
as described for lots exceeding eight thousand (8,000) square feet.
4. Mass. Maximum lot coverage for all structures under roof shall not exceed fifty (50)
percent. For lots of four thousand five hundred (4,500) SF or less, maximum lot
coverage for all structures under roof shall not exceed sixty (60) percent.
5. Setbacks. All setbacks shall be as required for the zoning district, except as
follows: [Front -yard setbacks.] Front -yard setbacks (front and side -yard setbacks
for corner lots) for the principal structure shall be aligned with the current setbacks of
the adjoining residential structures within ten (10) percent variation, but no structure
Item # 16.
may be within the setback. Rear -lot setbacks. Accessory building coverage within
the twenty -five-foot setback from the rear property line shall be no more than forty
(40) percent of the area in that section.
6. Building height and ridge -line elevations. Maximum building height shall be thirty-
nine (39) feet or two and one-half (2 1 /2) stories, measured from the "grade plane" to
the ridge -line of the highest roof surface. In addition, new buildings and additions
shall be constructed to an elevation that is within one story of the adjacent
residential structures
7. Parking. Standard parking requirements. Parking requirements within the district
shall be fifty (50) percent of that required by article VIII. The maximum parking
allowed for this district shall be the minimum standard established in article VIII. Off -
site parking. Where on -street parking is allowed it shall be credited toward the
parking requirements at a rate of one (1) space per ten (10) linear feet of street
frontage. Parking spaces within a common parking facility may be counted toward
the parking requirements of any development. The total number of parking spaces
within the common parking facility shall not be less than the sum of requirements for
the various individual uses utilizing the facility. Parking facilities. Surface parking
shall be limited to the side and rear of structures. No parking shall be allowed in the
"front -yard" setback. Surface parking is to be located behind or adjacent to a
structure, never between the building and any abutting street. Any parking structure
shall be required to have active uses on the ground -level other than parking (such as
quiet office, or neighborhood retail uses).
8. Signage. Permitted signs shall be as in section 36-553, signs permitted in
institutional and office zones. On the street level, the maximum area of signage may
be doubled if at least fifty (50) percent of the street -level office and retail space has
direct access to the street.
9. Per the R-5 zoning district the following lot area per family is typically required. Lot
area per family. Every building hereafter occupied, erected or structurally altered for
multifamily occupancy shall provide lot area per family as follows: Lots ranging from
zero to ten thousand (10,000) square feet in area shall provide two thousand five
hundred (2,500) square feet of land area per dwelling. Lots ranging from ten
thousand (10,000) square feet through one (1) acre shall provide two thousand
(2,000) square feet of land area per dwelling unit. Lots in excess of one (1) acre
shall provide one thousand two hundred (1,200) feet of land area per dwelling unit.
For purposes of determination of fractional unit allowance, the number of units
permitted shall be rounded to the nearest whole number
10. Provide the total number of stories proposed.
11. Provide the total square footage of the building.
12. Provide the total number of street parking spaces available.
13. Provide the proposed construction materials, elevations.
14. Provide the hours of dumpster service. Will the hours be limited to daylight hours?
15. Provide details of any proposed fencing located on the site.
16.The dumpster is proposed adjacent to the single-family homes to the south.
Relocate the proposed dumpster facility.
Variance/Waivers:
None requested.
Public Works Conditions:
Item # 16.
1. Property frontage must have the sidewalks and ramps brought up to the current ADA
standards.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
3. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan. Remove steps in
sidewalk along Pine Street.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department
for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #1 — the Pulaski Height Route.
Planning Division: This request is located in the Heights Hillcrest Planning District. The
Land Use Plan shows Multi Family for this property. The applicant has applied for a
rezoning for Marylane Apartments Short form Planned Development Residential. The
application is for Multifamily use.
The requested use does not require a change to the Land Use Plan.
Master Street Plan: Kavanaugh Boulevard and Pine Street are both Collectors. The
primary function of a Collector Street is to provide a connection from Local Streets to
Arterials. These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class III bikeway is shown along Kavanaugh Boulevard. A Class III
bikeway is a signed route on a street shared with traffic. No additional paving or right-
of-way is required. Class III bicycle route signage may be required.
Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Plan,
The Housing Goal states: "The City of Little Rock will develop the Hillcrest Overlay
District that will require Planned Unit Development for reclassification/redevelopment of
land use (zoning), density, setbacks, of other changes to the existing infrastructure of
the neighborhood."
Item # 16.
Landscape:
1. The site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a nine foot (9') wide landscape strip along the
southern property line next to the residentially zoned property. Currently, this site
isn't meeting this minimal requirement.
3. The property to the south is zoned residential; therefore, a six (6) foot high opaque
screen, either a wooden fence with its face side directed outward, a wall, or dense
evergreen plantings, is required along the southern perimeter of the site.
4. The landscape ordinance requires a nine foot (9') wide landscape strip along the
street and along the southern perimeter of the site. A variance from this minimal
ordinance requirement must be obtained from the City Beautiful Commission prior
to the issuance of a building permit.
5. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7'/z feet in width and 150 square feet in
area. Proposed plan does not currently reflect this minimum.
6. A small amount of building landscaping will be required.
7. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, October 15, 2008.
Item # 16.
October 30, 2008
ITEM NO.: 16 FILE NO.: Z-8408
NAME: Marylane Apartments Short -form PD-R
LOCATION: Located at 2101 Kavanaugh Boulevard
DEVELOPER:
Moses Tucker Real Estate Inc.
JTC Investments, LLC
200 South Commerce Street
Little Rock, AR 72201
ENGINEER
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.29 acres
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE
NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
R-5, High Rise District
Multi -family Residential up to 36 units per acre
IWN11V
20 Condominium units
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The developer, JTC Investments, LLC along with Moses Tucker Real Estate, Inc.
have identified an existing apartment building in the Hillcrest neighborhood that
they believe provides an excellent opportunity for redevelopment. The proposed
plan is to replace the existing building with a structure that will add a renewed
vitality and architectural component to Kavanaugh Boulevard between Pine and
Cedar Streets. The proposed building will replace an existing 6,500 square foot
structure currently containing ten (10) apartment rental units with a new building
of approximately 15,533 square feet and twelve (12) owner occupied
condominium units.
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.
FILE NO.: Z-8408
The site is located within the Hillcrest Design Overlay District. The developers
are proposing to review the development with the residential development criteria
of the DOD ordinance.
The project is designed to fit in to the context of the historic Hillcrest
neighborhood. Two aspects of the project describe this are the positing of the
building on the site and the architecture style. The building is proposed to face
Kavanaugh Boulevard and to set back from the street to reflect the various
setbacks of the adjacent buildings. The building's front facade has four foot
setbacks. The eight foot wide entry space is the closest to the street at eight feet
from the property line; the 60 foot wide entry lobby facade is set back ten feet
and jogs back to fifteen feet at the end wings of the building. The screened
porches on each end of the building are 27 feet from the front property line and
five feet from the east and west property lines. This combination of setbacks
facing Kavanaugh Boulevard responds to the project's goal to fit into the context
of commercial and residential architecture of Hillcrest. Siting the building close to
Kavanaugh Boulevard provides a street front for the building with the back
planned as parking.
The architectural style of the building is designed to capture the motif of the
Tudor residents and apartments in the neighborhood. The forms include several
setback, dormer windows, balconies and side screened porches. The windows
are residential scaled with clad frames and panes. The exterior material will be a
wood paneled with trim details in the Tudor style. The roof is pitched with
overhands and Tudor style details in its execution.
B. EXISTING CONDITIONS:
A two story multi -family structure containing 10 units is located on the site. The
site does not appear to contain any parking although street parking is available
on Kavanaugh Boulevard and on North Pine Street. There are residential, public
and commercial uses in the immediate area. South of the site are single-family
homes and north of the site contains a mixture of single-family and multi -family
residences. To the west of the site are two churches and one block south of the
site is a public school.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet and the Hillcrest
Residents Association were notified of the Public Hearing.
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October 30, 2008
SUBDIVISION
ITEM NO.: 16 Cont. FILE NO.: Z-8408
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Property frontage must have the sidewalks and ramps brought up to the
current ADA standards.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
3. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan. Remove
steps in sidewalk along Pine Street.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Enerav: No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
Counly Planning: No comment.
CATA: The site is located on CATA Bus Route #1 — the Pulaski Height Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Multi Family for this property. The applicant
has applied for a rezoning for Marylane Apartments Short -form Planned
Development Residential. The application is for Multifamily use.
The requested use does not require a change to the Land Use Plan.
K3
October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.
FILE NO.: Z-8408
Master Street Plan: Kavanaugh Boulevard and Pine Street are both Collectors.
The primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class III bikeway is shown along Kavanaugh Boulevard. A
Class III bikeway is a signed route on a street shared with traffic. No additional
paving or right-of-way is required. Class III bicycle route signage may be
required.
Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood
Plan. The Housing Goal states: "The City of Little Rock will develop the Hillcrest
Overlay District that will require Planned Unit Development for
reclassification/redevelopment of land use (zoning), density, setbacks, of other
changes to the existing infrastructure of the neighborhood."
Landscape:
1. The site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning buffer ordinance requires a nine foot (9') wide landscape strip
along the southern property line next to the residentially zoned property.
3. The property to the south is zoned residential; therefore, a six (6) foot high
opaque screen, either a wooden fence with its face side directed outward, a
wall, or dense evergreen plantings, is required.
4. The landscape ordinance requires a nine foot (9') wide landscape strip along
the street and along the southern perimeter of the site. A variance from this
minimal ordinance requirement must be obtained from the City Beautiful
Commission prior to the issuance of a building permit.
5. The landscape ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 Y2 feet in width and 150 square
feet in area.
6. A small amount of building landscaping will be required.
G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008)
The applicant was present. Staff presented an overview stating the site was
located within the Hillcrest Design Overlay District. Staff stated the development
currently contained a multi -family building with ten units. Staff stated the desire
was to raze the existing building and construct a new building with 12 units of
condominium housing. Staff noted there were concerns with the site plan as
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October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.
FILE NO.: Z-8408
proposed. Staff stated the parking was located along the southern perimeter and
was not adequate to meet the standard for 90 degree parking. Staff stated street
parking was allowed to count toward fulfilling the parking requirements. Staff
noted based on the street frontages the site did not have to provide any onsite
parking. Staff noted the location of the dumpster and suggested Mr. Moses
contact the collection agency for alternatives for collection. Staff also requested
the days and hours be provided for the dumpster service.
Public Works comments were addressed. Staff stated with the development any
broken curb, gutter or sidewalk that was damaged in the right of way would
require replacement. Staff also state sidewalks were required along the property
frontage.
Landscaping comments were addressed. Staff stated screening and a minimum
landscape strip was required along the southern perimeter of the site.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact these agencies for additional
information. There being no further issues for discussion, the Committee then
forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan and building elevations to staff
addressing most of the issues raised at the October 9, 2008, Subdivision
Committee meeting. The revised plan has relocated the dumpster to near the
alley, provided a revised parking layout and provided a landscape strip along the
southern perimeter.
The site is located within the Hillcrest Design Overlay District. The residential
development regulations apply to any residential zoned land within the district
boundaries. The Overlay District does not regulate the style and character of
Hillcrest housing. The Overlay states an intent that new construction and
additions be respectful of the prevailing styles of the neighborhood. The
compatible design of housing contributes to the richness of the history and
architectural character of Hillcrest. Attached, unfinished spaces, such as storage
areas and above -ground basements, are to be included as part of the permitted
floor area at fifty (50) percent of the measured area. Crawlspaces or similar
spaces that must be accessed from outside the main structure are excluded from
the permitted floor area.
The Floor Area Ratio (FAR) is determined by th
e
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October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.
FILE NO.: Z-8408
The purchase of an adjoining lot does not allow a proportionate increase in the
size of the building. For the purposes of computing the FAR, lot sizes of more
than ten thousand (10,000) square feet use a maximum lot size in the
calculations of ten thousand (10,000) square feet. Any lot of record or any
combination of lots creating a zoning lot of record exceeding ten thousand
(10,000) square feet in existence at the time of the adoption of this section shall
have an FAR as described for lots exceeding eight thousand (8,000) square feet.
The total building square footage is 15,522 with the area calculated for the FAR
being 15,102 square feet resulting in a FAR of 1.51.
The mass section of the Overlay allows a maximum lot coverage for all structures
under roof not to exceed fifty (50) percent. The building footprint is 5,023 square
feet and the total lot area is 12,880 square feet the lot coverage is 39 percent. If
a maximum lot area of 10,000 square feet is used to calculate the lot coverage
the lot coverage is 50.25 percent.
All setbacks are required as per the zoning district, except the front -yard
setbacks (front and side -yard setbacks for corner lots) for the principal structure
must be aligned with the current setbacks of the adjoining residential structures
within ten (10) percent variation. Based on the location of the building located to
the west the building setback should be a minimum of 22 and a maximum of
26 feet. The building is proposed 4 feet from the right of way of Kavanaugh
Boulevard gradually stepping back to 15-feet along the wings of the building. No
accessory buildings are proposed within the rear yard area.
Building height and ridge -line elevations per the Overlay allows a maximum
building height of thirty-nine (39) feet or two and one-half (2 1/2) stories,
measured from the "grade plane" to the ridge -line of the highest roof surface. In
addition, new buildings and additions must be constructed to an elevation that is
within one story of the adjacent residential structures. The building is proposed
47'3" along the rear facade and 39'3" when viewed from Kavanaugh Boulevard.
When calculating the grade plan for the site, the building is 43'3" tall, 4'0" above
the typical height of 39' allowed. If the development were proposed with a
gambrel roof, staff feels the height of the building could meet the typical
ordinance standard.
The parking requirements within the Hillcrest DOD allows the required parking to
be reduced by fifty (50) percent of that required by Article Vlll and the maximum
parking allowed for in the Overlay is the minimum standard established in Article
VIII. Where on -street parking is allowed the available on street parking may be
count toward the parking requirements at a rate of one (1) space per ten (10)
linear feet of street frontage.
The maximum parking allowed for the site is 18 parking spaces. With the
reduction allowed per the Hillcrest DOD, 9 spaces are required. Based on the
linear frontage 9 spaces are available on Kavanaugh Boulevard and
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October 30, 2008
SUBDIVISION
ITEM NO.: 16 Cont. FILE NO.: Z-8408
approximately 5 spaces are available on Pine Street. Based on the Overlay
standards, on on -site parking is required.
The site plan indicates the placement of 90 degree parking located along the
southern perimeter. The parking as proposed does not meet the ordinance
requirements as established in Section 36-511 of the Little Rock Code of
Ordinances for stall width, depth or backing/maneuvering room. Staff cannot
support the on site parking plan as proposed. Staff recommends the design be
reworked to comply with a standard established in the ordinance. As stated
previously no on -site parking is required to serve this development per the
Overlay District requirements.
Signage has not been identified on the site plan. Staff recommends signage be
as permitted in the Hillcrest DOD which is that as allowed in the Institutional and
Office zones or a maximum of six feet in height and sixty-four square feet in area.
The property is currently zoned R-5 which requires a lot area per dwelling unit of
2,000 square feet for lots ranging from ten thousand (10,000) square feet through
one (1) acre. The site contains 12,880 square feet. Based on the current
zoning classification a maximum of 6 units would be allowed on the site. The
applicant is requesting a change in zoning to PD-R to allow for the development
of the condominium housing. Each of the units is proposed with outdoor living
space to provide the private recreational space. The site includes a common
open space area along the southern perimeter which allows for 10 percent
common usable open space requirement established in the PZD section of the
ordinance (Section 36-460(h)). Additional common open space will be located
along the north, east and west sides of the building providing an additional
2,400 square feet of open space or 19 percent additional open space area for a
site total of 29 percent. Along the southern property line screening will be
provided by the placement of evergreen plantings supported by a 6 foot
metal grid.
A single dumpster has been located on the rear of the site adjacent to the alley.
The dumpster hours of service have been limited to daylight hours or 7 am to
6 pm.
The building exterior is proposed as wood panels and batten trim. Wood frame
constructed screened porches will extend from the east and west ends of the
building. A combination of casement and dormer windows are proposed. Brick
and stone sections will accent the entry and vertical elevation. Terra cotta,
concrete, tile or architectural shingle roofing is proposed.
Although the site plan does not fully comply with the Hillcrest DOD staff is
generally supportive of the request. The development is proposed as an in -fill
development replacing an existing rental apartment development with a new
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October 30, 2008
SUBDIVISION
ITEM NO.: 16 (Cont.)_ FILE NO.: Z-8408
condominium development. The development is proposed with a setback
inconsistent with the building setback as calculated by the ordinance. When
viewing the blocks to the east and west of the development and not just the
adjacent building, the proposed four foot setback is consistent with other
setbacks along Kavanaugh Boulevard. The FAR is somewhat larger than
typically allowed per the Overlay but staff does not feel the increase adversely
impacts the development or the area. There are a number of existing
developments in the immediate area in which the FAR is similar to that proposed
by the applicant. Staff feels the site plan can be redesigned to achieve the
maximum building height of 39 feet as typically allowed per the Overlay. To
staffs knowledge there are no outstanding technical issues associated with the
request. Staff feels the construction of 12 residential condominium units is an
appropriate use for this site.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
Staff recommends the building height be lowered to 39 feet to meet the building
height criteria as established in the Hillcrest Design Overlay District.
Staff recommends the parking layout along the southern perimeter be redesigned
to meet the parking design criteria established in 36-511 of the zoning ordinance.
Staff recommends signage be limited to signage allowed per the Hillcrest DOD.
PLANNING COMMISSION ACTION: (OCTOBER 30, 2008)
The applicant was present. There were registered objectors present. Staff stated the
applicant had provided a revised elevation which had been provided to the Commission
and was being projected on the screen. Staff presented the item with a
recommendation of approval of the request subject to compliance with the comments
and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff
presented a recommendation the building height be lowered to 39 feet to meet the
building height criteria as established in the Hillcrest Design Overlay District. Staff also
presented a recommendation the parking layout along the southern perimeter be
redesigned to meet the parking design criteria established in 36-511 of the zoning
ordinance. Staff presented a recommendation signage be limited to signage allowed
per the Hillcrest DOD.
October 30, 2008
SUBDIVISION
ITEM NO.: 15 (ContA FILE NO.: Z-8408
Mr. Jamie Moses was present representing the request. He stated the development
was proposed as in infill development. He stated the desire was to remove a 10-unit
apartment development and construct a new 12-unit condominium housing
development on the site. He stated the site would comply with the Hillcrest DOD with
regard to building height.
Mr. Hank Bates addressed the Commission on behalf of the Hillcrest Residents
Association Board. He stated the developers met with the Residents Association
Board and they had voted to not support the previous plan. He stated based on the
revision he was not sure if the Board would support the development or not. He
requested a deferral of the item to allow the Board to consider the revised site plan. He
stated the only recommendation he could provide the Commission was a vote of non-
support. He stated the concerns of the Board were the height, the massing, the overall
lot coverage and the parking. He stated he felt the architect had addressed a number of
these concerns but once again could not provide the Commission with a vote of support
from the Board since they had not reviewed the item.
Mr. John Swam filled out a card in opposition but left prior to the item being called.
Mr. Moses stated the development was a quality development constructed with
architectural qualities to fit the character of the neighborhood. He stated parking would
be provided on site to satisfy the ordinance requirements. He stated the development
had reduced the height, provided a revised elevation and worked with the neighborhood
to address their concerns. He stated based on their time table a deferral would not fit
their schedule.
Mr. Tyler Denton addressed the Commission as a partner in the development. He
stated during the time waiting for the item to be called he and Mr. Moses had met with
Mr. Swam to discuss his concerns. He stated his concerns were with site lighting,
parking, noise, screening and drainage. He stated he had assured Mr. Swam that prior
to construction they would provide him with a copy of the plans and address any of his
concerns related to the proposed development. He stated prior to the item being
considered by the Board of Directors he and Mr. Moses would meet once again with the
Hillcrest Residents Association to try to gain their support.
The chair entertained a motion for approval as recommended by staff. The motion
carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
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