11/28/2007 Minutes - Laserfiche WebLink

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Mr. Hartt said they would follow up on the traffic study but not sure if it would be a new study or a follow up answering the engineer's questions. The market value study if it is a suggestion he is not sure if the owner and investors are adequately represented at this time. Mr. Mahoney felt a market study should be conducted given the scope of the project, and the Commissioners agreed. Mrs. Meredith said that the project as presented does not meet setback requirements, there needs to be a loading dock, there is a lack of green space, it lacks parking spaces as most units are 2 or more bedrooms and the building and garages are aesthetically lacking therefore significant improvements need to be made. Mr. Lasko moved, seconded by Mr. Mahoney, to table COMS06-0040: Barton Park Senior Living at PP# 233-07-009 for future consideration which was unanimously approved 5-0. Mr. Bohlmann abstained. COMS07-0026: Biddulph Trail; 25747 Butternut Ridge Road: (Ward 4) Representatives: Tom Liggett, architect; Peggy Brown, landscape architect; Peter Zwick, civil engineer; Ron DeLorenzo, owner The proposal consists of a new cluster home development and rezoning the parcel to Residential Cluster. Ms. Wenger reviewed that there would be 29 cluster homes on a 10+ acre parcel located east of Springvale Golf Course on Butternut Ridge Road. The property is currently zoned Single Residence. The proposal involves rezoning the parcels to Residential Cluster District. She referenced sections of the 2005 Master Plan pertaining to parcels such as this which are deep but do not have lot frontage. She also reviewed the new Residential Cluster District which reduced density from single family cluster, requires higher percentage of open space preservation, promotes more diversity in housing styles and arrangements and provides relief from subdivision regulations as a private development. The proposed development plan conforms to all the requirements of the Residential Cluster District, with one exception. All units are required to be 15 feet from any open space or setback and units 1 and 2 do not meet that setback requirement. However the Commission has the ability to allow flexibility from the provision under 1136.07d. In addition to quantitative standards, the code provides guidance on more qualitative issues, which are listed as development standards including site design, building design, landscaping, vehicle circulation, pedestrian circulation, and open space. Overall she felt the proposal incorporated both the code requirements and development standards in a quality plan, especially given the challenging shape of the lot. She noted that the homeowner's association documents would need to be reviewed and approved by the Law Department. Furthermore as a portion of the parcel is located within the Butternut Ridge Historic District, the proposal should be forwarded to the Landmarks Commission for review and issuance of a certificate of appropriateness for any changes which occur to the historic area of the parcel. Mr. Lasko questioned what historical significance the site had in the commissions review. Mr. O'Malley reviewed although the review would be separate the commission could take into consideration the historical character of the district. Mr. Conway advised that the Commission would determine the adequacy of the proposed open space.