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PZC Packet 071988STAFF REPORT TO THE PLANNING AND ZONING COMMISSION JULY 19, 1988 Lot 4, Block 1, Wildridge Subdivision Ridgeline Condominium Project - 10 Units Phoenix Discovery Group Final Design Review ,ublic Hearing for the Approval of a Fractionalized Project INTRODUCTION Phoenix Discovery Group is seeking final design approval for the proposed 10 unit project on Lot 4, Block 1, Wildridge Subdivision. The project conforms with the newly adopted fractionalization ordinance, which limits density to 2-1/2 units per development right. Concurrent with this meeting will be the "Public Hearing for Fractionalized Projects" for this project as required by the Administrative Procedure for Fractionalized Project of the Town of Avon Design Procedures Rules and Regulations. nn July 5, 1988, 'the Commission granted preliminary design review approval. A number of design issues have been addressed prior to this request for final approval, and public hearing. Please refer- to eferto the letter, dated July 12, 1988, by Mark Donaldson in regards to this project, included herein. In addition to the Planning and Zoning Commission, Design Review Procedures, Rules and Regulations, the following criteria should also be taken into consideration when reviewing this project for final approval. II. Approval Criteria for Fractionalized Projects A. The Planning and Zoning Commission shall consider the following factors in addition to the Design Review Guidelines listed in Section 6.00 of the Design Procedures, Rules and Regulations for the Planning and Zoning Commission of the Town of Avon, When reviewing a project involving the fractionalization of residential development rights: 1. The adequacy of access to the site with respect to the width of the adjacent streets, their grades, intersection safety, visibility and entrance into the lot to be developed; 2. The need for, and availability of public or private transportation to serve the proposed Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 4, Block 1, Wildridge Subdivision Ridgeline Condominium Project - 10 Units Phoenix Discovery Group Final Fedisgn Review Public Hearing for Approval of a Fractionalized Project Page 2 of 4 development; 3. The impact of the proposed project upon public and private services and facilities serving the area; 4. The compatibility of the proposed unit sizes and uni mix with existing and potential development in the vicinity. STAFF COMMENTS SITE ACCESS - Staff has reviewed the site plan and feel that existing roads and proposed drives will accomodate the total potential vehicular traffic of the neighborhood. PUBLIC TRANSPORTATION - At present: there is no existing or proposed public transportation for Wildridge. Easy access to public transportation would be a desirable asset to this project, but the number of potential residents for Wildridge does not easily justify the creation of a public transport system. A van service at peak hours, provided by the Homeowner's Association, would probably be the mast effective means of addressing this concern. AVAILABLE PUBLIC AND PRIVATE FACILITIES -- This project is centrally located in Wildridge, and is within walking distance of commercially zoned and designated park. land. Similar projects exist on either side of this complex. Fire protection has been discussed with the applicant and conceptually agreed upon. COMPATIBILITY - Building type and design generally conforms with existing development and the Wildridge Protective Covenants. The following differences are noted: Existing units are larger; Existing units have primarily on grade access. Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 4, Block 1, Wildridge Subdivision Ridgeline Condominium Project - 10 Units Phoenix Discovery Group Final Design Review Public Hearing for the Approval of a Fractionalized Project Page 3 of 4 STAFF RECOMMENDATIONS If the Commission finds that this application conforms with Approval Criteria for Fractionalized Projects or can be modified to be brought into conformance, Staff recommends that Final Design Review approval be granted subject to: 1. Final design conform with Fire Department regulations for emergency access, fire flows, etc. 2. Criteria as determined by the Town Engineer. RECOMMENDED ACTION 1. Introduce Project; 2. Presentation by Applicant; 3. Open Public Hearing; 4. Close Public Hearing; 5. Commission Review of Application; 6. Act on Application. Respectfully submitted, Lynn Fritz Ien J Planner Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 4, Block 1, Wildridge Subdivision Ridgeline Condominium Project - 10 Units Phoenix. Discovery Group Final Design Review Public Hearing for Approval of a Fractionalized Project Paqe It of 4 PLANNING AND ZONING ACTION Approved as Submitted ( ) Approved with Recommended Conditions t V> Approved with Modified Conditions ( ) Continued ( ) Denied ( ) WithdrawnL Date[ b ��� 'Denise Hi11, SecretaryN1 The Commission granted approval to the Ridgeline Condpminnium Project with the condition that the Staff Recommendations• 1 Final design conform with Fire Department Regulations for emergenCy emergencyaccess3 fire flows etc. and 2. Criteria as determined by the Town Engineer be addressed. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION JULY 19, 1988 Portion Lot 46/47, Block 1, Benchmark at Beaver Creek Mountain Resort Condominium Residences Phoenix Discovery Group Final Design Review Public Hearing for the Approval of a Fractionalized Project INTRODUCTION Phoenix Discovery Group is seeking final design approval for the proposed 10 unit project on a portion of Lot 46/47, Block 1, Benchmark at Beaver Cr-2ak. The project conforms with the newly adopted fractionalization ordinance, which limits density to 2-1/2 units per development right. Concurrent with this meeting will be the "Public Hearing for Fractionalized Projects" for this project as required by the Administrative Procedure for Fractionalized Project of the Town of Avon Design Procedures Rules and Regulations. On July S, 1988, the Commission granted preliminary design review approval for general building exterior design and site improvement plan. In addition to the Planning and Zoning Commission, Design Review Procedures, Rules and Regulations, the following criteria should also be taken into consideration when reviewing this project for final approval. 1I. Approval Criteria for Fractionalized Projects A. The Planning and Zoning Commission shall consider the following factors in addition to the Design Review Guidelines listed in Section 6.00 of the Design Procedures, Rules and Regulations far the Planning and Zoning Commission of the Town of Avon, When reviewing a project involving the fractionalization of residential development rights: 1. The adequacy of access to the site with respect to the width of the adjacent struts, their grades, intersection safety, visibility and entrance into the lot to be developed; 2. The need for, and rvailability of public or private transportation to serve the proposed development; 3. The impact of cite proposed project upon public and private services and facilities serving the Staff Report to the Planning July 19, 1992 Portion Lot 46/47, Block 1, Mountain Resort Condominium Phoenix Discovery Group Final Design Review and Zoning Commission Benchmark at Beaver Creek Residences Public_ Hearing for the Approval of a Fractionalized Project Page 2 of 4 area; 4. The compatibility and unit mix with development in the STAFF COMMENTS of the proposed unit sizes existing and potential vicinity. SITE ACCESS - Staff has revier!ed the site plan and feel that existing roads and proposed drives will accomodate the total potential vehicular traffic of the neighborhood. PUBLIC TRANSPORTATION - At present there is no existing or proposed public transportation for Nottingham Road. This concern is somewhat offset by the project's proximity to the Town Core. AVAILABLE PUBLIC AND PRIVATE FACILITIES - Proximity to the Town Core is a decided asset to this facility. Although established park and commercial facilities are not within walking distance they are within a few minutes drive on level roads. Proximity to Fire and Police protection will insure a quick response time. Other fire protection requirements have been discussed with the applicant and conceptually agreed upon. COMPATIBILITY - Unit type and design is generally compatible with existing neighborhood development. The following differences are noted: Existing development tends not to stack more than two units above each other; Existing units are larger; Existing units do not cater to short term rental. (There is a rental management office indicated on the first level of the plans.) Staff Report to the Planning and Zoning Commission July 19, 1988 Portion Lot 46/47, Block 1, Benchmark at Beaver Creek Mountain Resort Condominium Residences Phoenix Discovery Group Final Design Review Public Hearing for the Approval of a Fractionalized Project Page 3 of 4 STAFF RECOMMENDATIONS If the Commission finds that this application corforms with Approval Criteria for Fractionalized Projects or can be modified to be brought into conformance, Staff recommends that Final Design Review approval be granted subject to: 1. Final design conform with Fire Department regulations for emergency access, fire flows, etc. 2. Criteria as stated in the Engineering Report. ;. Use is restricted to the intention and uses of the Residential Medium Density zone district which reads as follows: Intention - Areas primarily for long term occupancy in attached or multi -unit family dwellings on separate lots. Allowed Uses - Duplex, multi -family dwellings, townhouses, condominiums, aprartments, accessory buildings. RECOMMENDED ACTION 1. Introduce Project; 2. Presentation by Applicant; 3. open Public Hearing; 4. Close Public Hearing; 5. Commission _view of Application; 6. Act on Application. 7ect"$te fyuJl bmd, L nFri�tzlen P1 nner w; 4D y Staff Report to the Planning and Zoning Commission July 19, 1988 Portion Lot 46/47, Block 1, Benchmark at Beaver Creek Mountain Resort Condominium Residences Phoenix Discovery Group Final Design Review Public Hearing for Approval of a Fractionalized Project Page 4 of 4 PLANNING AND ZONING ACTION Approved as Submitted ( ) Approved with Recommended Conditions ( ) Approved with Modified Conditions ( ) Continued ( > Denied G,A) Withdrawnt ) Date 14,JtA a D(� enise Hi 1i, Secretary YJDnvAD The Commission moved to deny the application as submitted, citing the incompatibility of the number and size of the units of this project with the other units in the neighborhood. -- 40 STAFF REPORT TO THE 'LANNING AND ZONING COMMISSION JULY 19, 1988 Lot 3, Block 5, Wildridge Subdivision Otterman and Associates ZO Unit Condominium Project Final Design Review Public Hearing for the Approval of a Fractionalized Project INTRODUCTION Otterman and Associates is seeking final approval for the proposed 20 unit project on Lot 3, Block. 5, Wildridge Subdivision. Preliminary design approval was granted on May 17, 1988. Final design approval is being requested at this time. Concurrent with this meeting will be the "Public Hearing for Fractionalized Projects" for this project as required by the Administrative Procedure for Fractionalized Project of the Town of Avon Design Procedures Rules and Regulations, February 1987. A number of design issues have been addressed prior to this request for final approval and public hearing. Roof lines were changed from the original submission to create more visual interest. Engineered site plans were submitted which more fully address grading and drainage. Parking lot lighting has been indicated. Landscaping and retaining walls were redesigned to lessen site impact and improve appearance. Density was approved. In addition to the Planning and Zoning Commission, Design Review Procedures, Rules and Regulations, the following criteria should also be taken into consideration when reviewing this project for final approval. II. Approval Criteria for Fractionalized Projects A. The Planning and Zoning Commission shall consider the following factor=_ in addition to the Design Review Guidelines listed in Section 6.00 of the Design Procedures, Rules and Regulations for the Planning and Zoning Commission of the Town of Avon, When reviewing a p.-oject involving the Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 3, Block S, Wiidridu a Subdivision Otterman and Associates 20 Unit Condominium Project Final D&sign Review Public Hearing for the Approval of a Fractionalized Project Page 2 of b fractionalization of residential development-'ghts: 1. The adequacy of access to the site with respect to the width of the adjacent streets, their grades, intersection safety, visibility and entrance into the lot to be developed; 2. The need for, and availability of public or private transportation to serve the proposed development; 3. The impact of the proposed project upon public and private services and facilities serving the area; 4. The compatibility of the proposed unit sizes and unit mix with existing and potential development in the vicinity. STAFF COMMENTS SITE ACCESS - Staff has reviewed the site plan and feel that existing roads and proposers drives will accomodate the total potential vehicular traffic of the neighborhood. PUBLIC TRHN_SPORTATION - At present there is no existing or proposed public transportation for Wildridge. Easy access to public transportation would be a desirable asset to this project, but the number of potential residents for Wildridge does not easily justify the creation of a public transport system. A van service at pe�lk hours, provided by the Homeowner's Association, would probably be the most effective means of addressing this concern. AVAILABLE PUBLIC AND PRIVATE FACI_LITIFS - The number of existing residential units in Wildridge is 53. The number of units proposed for Lot 3 and Lot b will almost double the number of existing units in Wildridge. This will have a significant effect on the presently nominal availability of public and private facilities in the area, i.e. parks, passive and active recreational areas, neighboorhood commercial facilities, and fire protection. Staff Report to the Planning and Zoning Commission ,July 19, 1988 Lot 3, Block 5, Wildridge Subdivision Otterman and Associates 20 Unit Condominium Project Final Design Review Public Hearing for the Approval of a Fractionalized Project Page 3 of 6 This impact is further compounded by three additional factors: A) The project's lack of any on site amenity or usable open space suitable for active or passive recreation. B) The remote location from central Wildridge will continue to isolate the project from future neighborhood facilities in that the probable development of such would be on the opposite side at Metcalf Road. C) The project's lack of accomodation far on site management. FIRE PROTECTION - Fire protection is also inadequate and the need for an additional hydrant as well as standpipes within the stairwells of the structure and an offsite truck turnaround has been discussed with the applicant. DRAINAGE AND EROSION_ - These are addressed in the engineering report prepared by Nc;rm Wood, which is included herein. COMPATIBILITY - Block 5, Wildridge Subdivision has one developed lot within it to date. That development is "Gosshawk" condominiums, a ten unit townhouse complex on Lot 10. Block 5, is a relatively isolated cul de sac of lots zoned for multi -unit residential complexes. Total build out far Block 5 is 90 units, taking into account fractionalization and the development of this project. The concurrent construction of projects on Lot 3 and Lot 6 will constitute half of the total unit build out of Block 5, therefore, these projects will dominate the character of the immediate neighborhood. This project varies from, existing residential development jr. Wildridge in the following ways - Existing Development: a. Units are larger; Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 3, Block 5, Wildridge Subdivision Otterman and Associates 20 Unit Condominium Project Final Design Review Public Hearing for the Approval of a Fractionalized Project Page 4 of 6 b. Incorporates enclosed parking as required by the Wildridge Covenants C. Has primarily on grade entry access d. Has less monolithic building proportions e. Incorporates private lawns or yards. ENGINEERING REPORT Drainage Report - Lot 3 Block 5, Wildridge 1. Erosion protection must be provided at inlet and outlet to Filter Pit 2. Depth of Filter Pit is not indicated. Volume cannot be calculated. 3. If 2' deep, holding capacity for 10 year runoff would be approximately 1.0 minute. This does not seem adequate for a reasonable level of treatment. Recommendation Approval subject to submission of acceptable drainage plan prior to issuance of Building Permits. CONCLUSION This project, as proposed would offer a desirable housing type for employees in the Avon/Beaver Creek area. The neighborhood has the potential to become an affordable medium density residential district surrounded by ample open space and interesting views. The remote location of Block 5 from Wildridge will isolate it from the lower density projects on the west side of Metcalf road which is a positive planning aspect. As presently platted, Block 5 does not include any designated park: land or lots zoned for commercial use, therefore, it is Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 3, Block 5, Wildridge Subdivision Otterman and Associates 20 Unit Condominium Project Final Design Review Public_ Hearing for the Approval of a Fractionalized Project Page 5 of 6 important that all developments in Block 5 be relatively self-sufficient in nature and adequately address the remote location. It is also noted that the site, due to its topography, does not easily accomodate the density proposed and that a highly engineered solution is necessary. STAFF RECOMMENDATIONS If the Commission finds that this application conforms with Approval Criteria for Fractionalized Projects or can be modified to be brought into conformance, Staff recommend-, that Final Design Review approval be granted subject to: 1. Final design conform with Fire Department regulations for emergency access, fire flows, etc. 2 --iteria as stated in the Engineering Report. 1. Incorporation of on site, clearly usable open =_pace, with less than a 5% grade, for indoor or outdoor passive and/or active recreation, other than the parking lot, that is not less than 5% of the habitable area of the structure and easily accessible to all inhabitants. Staff recognizes that the incorporation of additional open Space will require additional grading, possibly more retainage or a built deck, but feel=_ that the advantages outweigh the additional site impact. 4. Incorporation of covered parking equal to 50% of the roqui.red parking. 5. Designation of at least one on site manager's unit between the two projects on Lot 3 and Lot 6 that would be platted as limited common area on the condominium map. 6. The construction of an offsite turnaround as previously discussed with the staff. LL 4M V-A , w Staff Report to Planning and Zoning Commission July 19, 1988 Lot 3, Block 5, Wildridge Subdivision Otterman and Associates 20 Unit Condominium Project Final Design Review Public Hearing for Approval of a Fractionalized Project Page 6 of 6 RECOMMENDED ACTION 1. Introduce Project; 2. Presentation by Applicant; 3. Open Public Hearing; 4. Close Public Hearing; 5. Commission Review of Application; 6. Act on Application. Respectfully submi ad, � Lynn Fritzlerf Planner PLANNING AND ZONING ACTION Approved as Submitted ( ) Approved with Recommended Conditions t > Approved with Modified Conditions ( > Continuedt >GG Denied (L/) Withdrawn Date 14,198 D Denise Hill, Secretary 's LCt4� KX The Commission moved to deny this project on the basis that the proposed unit sizes and unit mix are not compatible with the existing and potential development in the vicinity. Furthermore, this project does not minimize site impacts to adjacent properties or the visual appearance as viewed from adjacent or neighboring properties and public ways as stated in the Design Guidelines Sections 6.13 and 6.15. Additionally, the proposed improvements are not compatible with the site topography as required in ml 1 STAFF REPORT TO THE PLANNING AND ZONING COMMISSION JULY 19, 1988 Lot 6, Block 5, Wildridge Subdivision Otterman and Associates 24 Unit Condominium Project Final Design Review Public Hearing for the Approval of a Fractionalized Project INTRODUCTION Otterman and Associates is seeking final approval for the proposed 24 unit project on Lot S, Block 5, Wildridge Subdivision. Preliminary design app -oval was granted on May 17, 1988. Final design approval is being requested at this time. Concurrent with this meeting will be the "Public Hearing for Fractionalized Projects" for this project as required by the Administrative Procedure for Fractionalized Project of the Town of Avon Design Procedures Rules and Regulations, February 1987. A number of design issues have been addressed prior to this regi.test for final approval and public hearing. Roof lines were changed from tithe original submission to create more visual interest. Engineered site plans were submitted which more fully address grading and drainage. Parking lot lighting has been indicated. Landscaping and retaining walls were redesigned to lessen site impact and improve appearance. Density was approved. In addition to the Planning and Zoning Commission, Design Review Proced'.ires, Rules and Regulations, the following criteria should also be taken into consideration when reviewing this project for final approval. II. Approval Criteria for Fractionalized Projects A. The Planning and Zoning Commission shall consider the following factors in addition to the Design Review Guidelines listed in Section 6.00 of the Design Procedures, Rules and Regulations for the Planning and Zoning Commission of the Town of Avon, When reviewing a project involving the Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 6, Block 5, Wildridge Subdivision Otterman and Associates 24 Unit Condominium Project Final Design Review Public Hearing for the Approval of a Fractionalized Project Page 2 of 6 fractionalization of residential development rights: 1. The adequacy of access to the site with respect to the width of the adjacent streets, their grades, intersection safety, visibility and entrance into the lot to be developed; 2. The need for, and availability of public or private transportation to serve the proposed development; The impact of the proposed project upon public and private services and facilities serving the area; 4. The compatibility of the proposed unit sizes and unit mix with existing and potentia] development in the vicinity. STAFF COMMENTS SITE ACCESS - Staff has reviewed the site plan and feel that existing roads and proposed drives will accomodate the total potential vehicular traffic of the ieighborhood. PUBLIC TRANSPORTATION - At present there is no existing or proposed public transportation for Wildridge. Easy access to public transportation would be a desirable asset to this project, but the number of potential residents for Wildridge does not easily justify the creation of a public transport system. A van service at peak hours, provided by the Homeowner's Association, would probably be the most effective means of addressing this concern. AVAILABLE PUBLIC AND PRIVATE FACILITIES - The number of existing residential units in Wildridge is 53. The number of units proposed for Lot 3 and Lot 6 will almost double the number of existing units in Wildridge. This will have a significant effect on the presently nominal availability of public and private facilities in the area, i.e. parks, passive and active recreational areas, neighboorhood commercial facilities, and fire protection. Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 6, Block 5, Wildridge Subdivision Otterman and Associates 24 Unit Condominium Project Final Design Review Public Hearing for the Approval of a Fractionalized Project Page 3 of 6 This impact is further compounded by three additional factors: A) The project's lack of any on site amenity or usable open space suitable for active or passive recreation. B) The remote location from central Wildridge will continue to isolate the project from future neighborhood facilities in that the prohable development of such would be on the opposite side at Metcalf Road. C) The project's lack of accomodation for on site management. FIRE PROTECTION - Fire protection is also inadequate and the need for an additional hydrant as well as standpipes within the stairwells of the structure and an offsite truck turnaround has been discussed with the applicant. DRAINAGE AND EROSION - These are addressed in the engineering report prepared by Norm Wood, which is included herein. COMPATIBILITY - Block 5, Wildridge Subdivision has one developed lot within it to date. That development is "Gosshawk" condominiums, a ten unit townhouse complex on Lot 10. Block 5, is a relatively isolated cul de sac of lots zoned for multi -unit residential complexes. Total build out for Block 5 is 90 units, taking into account fractionalization and the development of this project. The concurrent construction of projects on Lot 3 and Lot 6 will constitute half of the total unit build out of Block 59 therefore, these projects will dominate the character of the immediate neighborhood. This project varies from existing residential development in Wildridge in the following ways: - Existing Development: a. Units are larger; Staff Report to `.he Planning and Zoning Commission July 19, 1988 Lot 6, Block 5, Wildridge Subdivision Otterman and Associates 24 Unit Condominium Project Final Design Review Public Hearing for the Approval of a Fractionalized Project Page 4 of 6 b. Incorporates enclosed parking as required by the Wildridge Covenants C. Has primarily on grade entry access d. Has less monolithic building proportions e. Incorporates private lawns or yards. ENGINEERING REPORT Drainage Report - Lot b Block 5 Wildridge 1. Does not appear that positive treatment of parking lot runoff will be achieved by filter curtain on a 10% grade. 2. Volume to be treated would be reduced substantially if offsite were separated from parking lot drainage. 3. Limits of filter curtain are not shown. Recommendation Approval subject to submission of acceptable drainage plan prior to issuance of Building Permit. CONCLUSION This project, as proposed would offer a desirable housing type for employees in the Avon/Beaver Creek area. The neighborhood has the potential to become an affordable medium density residential district surrounded by ample open space and interesting views. The remote location of Block 5 from Wildridge will isolate it from the lower density projects on the west side of Metcalf road which is a positive planning aspect. As presently platted, Block 5 does not include any designated park land or lots zoned for commercial use, therefore, it is 40 40; Staff Report to the Planning and Zoning Commission July 19, 1988 Lot 6, Block 5, Wildridge Subdivision Otterman and Associates 24 Unit Condominium Project Final Design Review Public Hearing for the Approval of a Fractionalized Project Page '� of 6 important that all developments in Block 5 be relatively self-sufficient in nature and adequately address the remote location. It is also noted that the site, due to its topography, does not easily accomodate the density proposed and that a highly engineered solution is necessary. STAFF RECOMMENDATIONS If the Commission finds that this application conforms Witt) Approval Criteria for Fractionalized Projects or can be modified to be brought into conformance, Staff recommend!: that Final Design Review approval be granted subject to: 1. Final design conform with Fire Department regulations for emergency access, fire flows, etc. 2. Criteria as stated in the Engineering Report. 3. Incorporation of on site, clearly usable open space, with less than a 5% grade, for indoor or outdoor passive and/or active recreation, other than the parking lot, that is not less than 5% of the habitable area of the structure and easily accessible to all inhabitants. Staff recognizes that the incorporation of additional open space will require additional grading, possibly more retainage or a built deck, but feels that the advantages outweigh the additional site impact. 4. Incorporation of covered parking equal to 50% of the required parking. 5. Designation of at least one on site manager's unit between the two projects on Lot 3 and Lot 6 that would be platted as limited common area on the condominium map. 6. The construction of an offsite turnaround as previously discussed with the staff. i I 40l !0 Staff Report to Planning and Zoning Commission July 19, 1988 Lot 6, Block 5, Wildridge Subdivision Otterman and Associates 24 Unit Condominium Project Final Design Review Public Hearing for Approval of a Fractionalized Project Page 6 of 6 RECOMMENDED ACTION 1. Introduce Project; 2. Presentation by Applicant; 3. Open Public Hearing; 4. Close Public Hearing; 5. Commission Review of Application; 6. Act on Application. Respectfully submitted, Lynn Fritzlen Planner PLANNING AND ZONING ACTION Approved as Submitted ( ) Approved with Recommended Conditions ( > Approved with Modified Conditions ( ) Continuedp( ) Denied (l/ Withdrawn ( ) Date �i ��7 I L Denise Hi11, Secretary�GLC�C The Commission moved to deny this project on the basis that the proposed unit sizes and unit mix are not compatible with the existing and potential development in the vicinity. Furthermore this project does not minimize site impacts to adjacent properties or the visual appearance as viewed _ from adjacent or neighboring properties and public ways as stated in_the Design Guidelines Sections 6.13 and 6.15. Additionally, the proposed improvements are not compatible with the site topography as required in