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Consistent with the Court's ruling, Post now plans a purely residential, very high-density project. It includes two high-rises along Phipps Blvd, 30- and 50-stories, respectively. In the central part of the site, they plan a 6-story mid-rise. These three buildings would include up to 1,315 residences (either condos or rental apartments). They also plan 10 (originally 12) single-family homes in the two acre tract along the North Stratford Rd. cul-de-sac.
Our NBCA Land Use and Zoning Committee hosted three public meetings and several working sessions with the applicants to understand and try to influence this project. The applicants, to their credit, have responded favorably to many of our questions and suggestions.
By law, the City Council and Mayor must approve each PD-H rezoning. NBCA's role in this issue is advisory only. We can only recommend that the City approve or deny the application. We initially recommended conditional approval of the project. While two of our four conditions were met by the deadline we set, two were not. We were thus forced to send the following letter. (The conditions met/not met have been inserted into the letter in [brackets].)
NPU-B sided with Post and recommended approval of this project. By the time this newsletter is delivered, this application will be in the hands of the City Council. It is scheduled to be heard by the Council Zoning Committee on 12/1 and by the City Council on 12/6. Please attend and speak these sessions and speak up. The outcome is not yet firmly settled.
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October 26, 2004
Mrs. Charletta Wilson Jacks
Acting Asst. Director of Planning and Zoning
Mrs. Cathy Muzzy, Chair
NPU-B Zoning Committee
The NBCA Landuse/Zoning Committee reviewed this application in three public meetings on Sept 20, Sept 27, and Oct 18, 2004. At each of these meetings the community participated with app. 45 residents.
After intensive study and deliberation the NBCA Committee voted to recommend conditional approval. The conditions were:
No more than 5 single family homes may be erected in the two-acre area along North Stratford Road. (Applicants proposed 12 homes for this site). This condition requires site plan change. [Applicant and NPU-B refused to do this.]
A roof-top garden shall be erected along the western edge of the mid-rise building (Suggested by Mr. Senkbeil for the applicant). This garden, in lieu of a pitched roof on this building closest to N. Stratford Rd. should reduce the apparent height of the building for residents of N. Stratford. This condition requires site plan change. [Met by applicant.]
Applicant must record the proposed square foot totals allocated to each of the three buildings of the total balconies, terraces and roof-top garden space. [Applicant and NPU-B refused to do this.]
To address resident concerns about possible security issues, an agreement between the developer and the near-by residents of North Stratford should establish policies regarding the ongoing existence and maintenance of the planned footpath. [Applicant has stated willingness to satisfy this condition.]
The applicant was provided the opportunity to meet all of these conditions by noon on October 26, 2004. While the applicant responded by his letter of October 22, several conditions were completely unmet as of noon today. Therefore, the Committee's vote is a Recommendation for Denial.
[Original copy signed by Gordon Certain, for]
Waldtraut S. Lavroff, Chair
NBCA Landuse/Zoning
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