A divided Planning Board agreed last week to let the developer of a major downtown apartment proposal exceed the city’s 55-foot height limit for buildings.
Recreo LLC has submitted a plan to build 152 apartments in two multi-story buildings at the corner of Mascoma and Water streets.
Supporters of the project — which would include efficiency and one-bedroom apartments — say it is just the kind of high-density residential development the city has tried to encourage, while detractors argued last week that the design was out of scale with the neighborhood.
“There’s no question this development is significant,” Tim Corwin, the city’s senior planner, said near the end of last Monday’s lengthy discussion about the project. “It’s a defining project in a very prominent location.”
Developers are working to win site plan approval from the board, and last week members clashed over Recreo’s request to have Building No. 2 — which would be six stories and include 80 units — exceed the city’s standard 55-foot height limit.
Under the city’s zoning rules, developers can request a conditional use permit to build as high as 65 feet.
At the June 27 meeting, Planning Board member Thomas Jasinski argued it was misleading to say the maximum height of the building was just 65 feet. The building would be that tall when measured from the main entrance facing Colburn Park, Jasinski said, but on the back side, facing Water Street, the building would be closer to 85 to 90 feet tall.
“That’s what people are going to first see when they come to the Lebanon Green from Mascoma Street,” he said. “I think that’s a little too big.”
But other board members argued the building’s scale was in keeping with other commercial and residential buildings around Colburn Park. Board Vice Chairman Matthew Hall said this was a reasonable location to grant the height exemption.
“In my mind, we’re allowed to give up to 65 feet in certain cases if we want to,” Hall said. “I don’t know where else would be more appropriate. It’s as downtown as you get. Given the goals of the city and given the location of the project, it just makes sense.”
Board member Kim Chewning asked the developers what would happen if they didn’t get permission for 65 feet.
Tom Sidore of Recreo said the firm’s goals were to achieve the density requested from the city and improve return on investment.
“You keep cutting down and we don’t achieve that goal,” Sidore said. “The project may not be tenable.”
After a lengthy debate, the board voted 5-3 to grant the permit for the 65-foot height. Jasinski, Chewning and Gregorio Amaro were opposed.
In all last week, the Planning Board granted eight waivers and four conditional use permits requested by Recreo, most dealing with landscaping, buffers and setbacks. Developers are scheduled to be at the board’s July 11 meeting at 6:30 p.m., when the members will continue review of Recreo’s site plan.
The project envisions 152 apartments in total. All but four of the units would be efficiencies in the 400- to 450-square-foot range. Building No. 1 would be a five-story structure with 72 apartments and a parking garage for 17 vehicles. The building next the fire station, occupied by Sunrise Buffet would be razed to make room for street level parking. The former supermarket building occupied by a game shop and a laundromat would remain.
If the site plan is approved, the project could break ground later this year, though other variables beyond city approvals could impact that timing, Corwin said.
Darren Marcy can be reached at dmarcy@vnews.com or 802-291-4992.