Higher Power Electrical, LLC, was awarded the original PO 29592 in the amount of $4,226,273 at the September 17, 2019, City Council Meeting.

1. Development and Site Plan

2. Parking

3. Building Height

4. Carports

5. Density

6. Amenities

• Clubhouse: Section 2.39 (I) states that a minimum 2,500 square-foot clubhouse must be constructed on site and made available to all residents. The site plan (Exhibit C) notes a 4,600 square-foot clubhouse which the application indicates will include amenities such as a fitness room, a children’s playroom, a club room, a leasing office, a conference room, a business center, and a covered patio.
   
• Swimming Pool: One swimming pool having a minimum of eight hundred (800) square feet of surface water must be provided for each multi-family development. The applicant proposes a swimming pool with 1,350 square feet of surface water in the courtyard.
   
• Leisure Areas: One leisure area having a minimum area of one thousand square feet, containing at least two (2) pieces of play equipment, or other outdoor amenities (such as, picnic areas with tables, barbeque pits, arbors, or gazebos) must be provided for each multi-family development. The applicant will comply with this requirement by providing playground equipment, a dog park, horseshoe pit, grilling station and a pavilion.

7. Dwelling unit/mix

8. Screening and Landscaping

9. Building Design

10. Signage

11. Summary of Deviations

Development Standards	Required	Proposed	Analysis
Building Height	40 feet	45 feet	The proposed building height from a flat surface is just under forty-two (42) feet per the building elevations.  The front yard will be lower than the building pad elevation. Since building height is measured at the front building elevation where site grades will be the lowest, the request includes a maximum building height of forty-five (45) feet in the event the building measures slightly over forty-two (42) feet from the front.
Density	Eighteen (18) dwelling units per acre	Twenty-seven (27) dwelling units per acre.	The applicant requests the density at twenty-seven (27) units per acre to support a range of amenities and services offered.
Carport	Section 2.60(A)(1) of the GDC states that carports cannot encroach into a required front, side or rear yard setback.	The applicant requests to allow carports to extend into the setbacks along the eastern and southern perimeters.	This deviation is necessary is in order to satisfy the covered parking requirement per the GDC.
Southern perimeter screening	Per Section 4.39 of the GDC, perimeter screening is required between the proposed multi-family development and the adjacent single-family properties along with twenty-five (25) large canopy trees should be located on the proposed development’s side of the wall.	The applicant also proposes an eight (8)-foot masonry screening wall along the southern perimeter. However, the applicant proposes five (5) large canopy trees and twenty-four (24) small ornamental trees along the existing single-family residential side of the wall.	The overhead power lines prevent the placement of larger canopy trees. Moreover, there is a significant grade differential between properties. The small ornamental trees will be planted on the high side adjacent to the alley so that they soften the view and provide an additional screen above the planned eight (8)-foot tall masonry-screening wall. Placing the small ornamental trees on the proposed development’s side of the wall well below the alley grade would provide no screening benefit.

1. Development and Site Plan

2. Parking

3. Building Height

4. Carports

5. Density

6. Amenities

• Clubhouse: Section 2.39 (I) states that a minimum 2,500 square-foot clubhouse must be constructed on site and made available to all residents. The site plan (Exhibit C) notes a 4,600 square-foot clubhouse which the application indicates will include amenities such as a fitness room, a children’s playroom, a club room, a leasing office, a conference room, a business center, and a covered patio.
   
• Swimming Pool: One swimming pool having a minimum of eight hundred (800) square feet of surface water must be provided for each multi-family development. The applicant proposes a swimming pool with 1,350 square feet of surface water in the courtyard.
   
• Leisure Areas: One leisure area having a minimum area of one thousand square feet, containing at least two (2) pieces of play equipment, or other outdoor amenities (such as, picnic areas with tables, barbeque pits, arbors, or gazebos) must be provided for each multi-family development. The applicant will comply with this requirement by providing playground equipment, a dog park, horseshoe pit, grilling station and a pavilion.

7. Dwelling unit/mix

8. Screening and Landscaping

9. Building Design

10. Signage

11. Summary of Deviations

Development Standards	Required	Proposed	Analysis
Building Height	40 feet	45 feet	The proposed building height from a flat surface is just under forty-two (42) feet per the building elevations.  The front yard will be lower than the building pad elevation. Since building height is measured at the front building elevation where site grades will be the lowest, the request includes a maximum building height of forty-five (45) feet in the event the building measures slightly over forty-two (42) feet from the front.
Density	Eighteen (18) dwelling units per acre	Twenty-seven (27) dwelling units per acre.	The applicant requests the density at twenty-seven (27) units per acre to support a range of amenities and services offered.
Carport	Section 2.60(A)(1) of the GDC states that carports cannot encroach into a required front, side or rear yard setback.	The applicant requests to allow carports to extend into the setbacks along the eastern and southern perimeters.	This deviation is necessary is in order to satisfy the covered parking requirement per the GDC.
Southern perimeter screening	Per Section 4.39 of the GDC, perimeter screening is required between the proposed multi-family development and the adjacent single-family properties along with twenty-five (25) large canopy trees should be located on the proposed development’s side of the wall.	The applicant also proposes an eight (8)-foot masonry screening wall along the southern perimeter. However, the applicant proposes five (5) large canopy trees and twenty-four (24) small ornamental trees along the existing single-family residential side of the wall.	The overhead power lines prevent the placement of larger canopy trees. Moreover, there is a significant grade differential between properties. The small ornamental trees will be planted on the high side adjacent to the alley so that they soften the view and provide an additional screen above the planned eight (8)-foot tall masonry-screening wall. Placing the small ornamental trees on the proposed development’s side of the wall well below the alley grade would provide no screening benefit.

1. Approval of a Major Waiver to allow the construction of a 2,700 square-foot building for an existing Social Service Facility/Agency on a property zoned Downtown (DT) District, InTown Residential Sub-District.
2. Approval of a Downtown Development Plan for a 2,700 square-foot food pantry building with storage, restrooms and office use. 

1. Meets the general intent of this district; and
2. Will result in an improved project which will be an attractive contribution to the Downtown District. 

1. The existing Social Service Facility/Agency wishes to continue use of the property along with a new building to replace an existing pantry. The application indicates that the use has existed at this location for nineteen (19) years. The pantry provides goods and food items to those in need.  In addition, picnic tables exist on the site which are frequently used by clientele. The site is in close proximity to rail transit and bus service. The new building would replace existing on and off-site storage, including existing exterior storage units; further the application states the storage would allow more efficient donation and distribution tracking, and would increase storage capacity to provide those in need with household, hygiene, baby, and pet food products.
    
2. The proposed new building is shown on the site and landscape plan (Exhibit C) along the north property line, east of the existing one-story building. An expanded parking lot is shown south of the new building, along State Street. Also, a new refuse enclosure would be constructed near the alley at the east end of the proposed parking lot. Existing landscaping consists of trees and grass along the street frontages, and shrubs located close to the main building. The plan shows that the trees along the streets and closer to the one-story building will be maintained on the site.
   
   The proposed building elevations and the south elevation of the existing building are shown on Exhibit D.  GDC design elements are proposed for the building and include divided light windows, varied roof heights, dormers, distinctive lighting features, gable windows, benches, ornamental façade trim, and shutters.  Eight (8) additional parking spaces are proposed on site, to bring the property up to GDC parking requirements.
    
3. Buildings in the DT District are intended to be well-designed and constructed to allow flexibility to accommodate a range of uses over time to avoid the need to demolish and rebuild for successive uses. The proposed building meets this intent of the DT District.
    
4. The applicant requests a Major Waiver from the required DT District development standards per Section 7.30 of the GDC.  The table below indicates the Major Waivers proposed.
    

InTown Residential  Development Standards	Required	Proposed	Analysis
Social Service Agency/Facility Use	Not a listed permitted use in In-Town Residential (North) Sub-district.	Replace existing accessory buildings with a new food pantry building and additional parking spaces.	The use currently exists on the site. This proposal represents an expansion of a legal nonconforming use. The net increase in square footage is approximately 1,900 square feet.
Block Face - Parking	Front yards may have driveway access and landscaping only.	Parking in front of building along State Street	The compact DT District results in the adjacency of already developed properties with parking between the building and the street; also nearby development in the Uptown Sub-District has been established with parking between the street and building.
Bicycle Parking	1 space per 10 automobile parking spaces.	None shown on the plans	It is suggested that a bicycle rack could be provided.
Streetscaping	Street trees are required at 25-feet on center along the block face that is between the curb and the sidewalk, and with tree wells, and to include basic furnishings including street and pedestrian lighting, benches, etc.	The proposal makes use of existing site landscaping, picnic benches, and other alternative furnishings rather than the DT District standards.	The existing landscaping comes close to satisfying the tree requirements along the street.  While it might be preferable to encourage a more consistent District-wide furnishing theme, this proposal would set a precedent in allowing alternative furnishings.
Parking Lot Landscaping	Between the parking lot and street, a sidewalk with two rows of street trees and a fence up to 3 ½ feet high with openings for pedestrians	Maintain existing landscaping without installation of new landscaping	The existing parking lot generally has established a setting without the street side planting and fencing; this proposal would maintain the current standard.

1. Approval of a Major Waiver to allow the construction of a 2,700 square-foot building for an existing Social Service Facility/Agency on a property zoned Downtown (DT) District, InTown Residential Sub-District.
2. Approval of a Downtown Development Plan for a 2,700 square-foot food pantry building with storage, restrooms and office use. 

1. Meets the general intent of this district; and
2. Will result in an improved project which will be an attractive contribution to the Downtown District. 

1. The existing Social Service Facility/Agency wishes to continue use of the property along with a new building to replace an existing pantry. The application indicates that the use has existed at this location for nineteen (19) years. The pantry provides goods and food items to those in need.  In addition, picnic tables exist on the site which are frequently used by clientele. The site is in close proximity to rail transit and bus service. The new building would replace existing on and off-site storage, including existing exterior storage units; further the application states the storage would allow more efficient donation and distribution tracking, and would increase storage capacity to provide those in need with household, hygiene, baby, and pet food products.
    
2. The proposed new building is shown on the site and landscape plan (Exhibit C) along the north property line, east of the existing one-story building. An expanded parking lot is shown south of the new building, along State Street. Also, a new refuse enclosure would be constructed near the alley at the east end of the proposed parking lot. Existing landscaping consists of trees and grass along the street frontages, and shrubs located close to the main building. The plan shows that the trees along the streets and closer to the one-story building will be maintained on the site.
   
   The proposed building elevations and the south elevation of the existing building are shown on Exhibit D.  GDC design elements are proposed for the building and include divided light windows, varied roof heights, dormers, distinctive lighting features, gable windows, benches, ornamental façade trim, and shutters.  Eight (8) additional parking spaces are proposed on site, to bring the property up to GDC parking requirements.
    
3. Buildings in the DT District are intended to be well-designed and constructed to allow flexibility to accommodate a range of uses over time to avoid the need to demolish and rebuild for successive uses. The proposed building meets this intent of the DT District.
    
4. The applicant requests a Major Waiver from the required DT District development standards per Section 7.30 of the GDC.  The table below indicates the Major Waivers proposed.
    

InTown Residential  Development Standards	Required	Proposed	Analysis
Social Service Agency/Facility Use	Not a listed permitted use in In-Town Residential (North) Sub-district.	Replace existing accessory buildings with a new food pantry building and additional parking spaces.	The use currently exists on the site. This proposal represents an expansion of a legal nonconforming use. The net increase in square footage is approximately 1,900 square feet.
Block Face - Parking	Front yards may have driveway access and landscaping only.	Parking in front of building along State Street	The compact DT District results in the adjacency of already developed properties with parking between the building and the street; also nearby development in the Uptown Sub-District has been established with parking between the street and building.
Bicycle Parking	1 space per 10 automobile parking spaces.	None shown on the plans	It is suggested that a bicycle rack could be provided.
Streetscaping	Street trees are required at 25-feet on center along the block face that is between the curb and the sidewalk, and with tree wells, and to include basic furnishings including street and pedestrian lighting, benches, etc.	The proposal makes use of existing site landscaping, picnic benches, and other alternative furnishings rather than the DT District standards.	The existing landscaping comes close to satisfying the tree requirements along the street.  While it might be preferable to encourage a more consistent District-wide furnishing theme, this proposal would set a precedent in allowing alternative furnishings.
Parking Lot Landscaping	Between the parking lot and street, a sidewalk with two rows of street trees and a fence up to 3 ½ feet high with openings for pedestrians	Maintain existing landscaping without installation of new landscaping	The existing parking lot generally has established a setting without the street side planting and fencing; this proposal would maintain the current standard.