Board approves 24‑unit apartment and waiver for ground‑floor height at 1709 Jefferson Avenue after design and landscaping proffers

The Historic Preservation Board unanimously approved design and a waiver for a four‑story, 24‑unit apartment building proposed for 1709 Jefferson Avenue on Feb. 14, 2023, after the applicant agreed to multiple changes requested by neighbors and staff.

Staff recommended approval of the certificate of appropriateness and a waiver that would reduce the ground‑floor required clearance from the base flood elevation by up to 2 feet. The project replaces a 53‑space surface parking lot and proposes 24 residential units, active ground‑floor amenities that act as a liner for the parking behind, and enhanced landscaping intended to buffer adjacent properties.

Michael Larkin, representing the applicant, outlined revisions made in response to neighbors’ concerns: removal of an originally proposed dog run, elimination of a dog‑wash station, repositioning and shortening of some balconies to reduce sightlines into adjacent Montclair Condominium units, and expanded planting along the shared property line. Larkin said the team would provide natural, not artificial, planting on balcony planters and agreed to increase a proposed north side wall height from 3 feet to 6 feet where it abuts a neighbor. "We have no intention of doing short term rentals here. Any lease room will be 6 months and a day," Larkin said to clarify occupancy intent.

Design principal Gustavo Berrembloom described the project as drawing cues from nearby mid‑century architecture and said the building was set back about 24 feet at the closest point to the north property line, double the minimum required setback, and that additional setbacks and dense landscape would minimize visual impacts on single‑family homes to the north.

Public comment included Tico Almeida, a neighborhood resident, who urged the applicant to replace two mature oak trees they will remove with "equally tall hardwood trees" because of the city’s long‑term preference for hardwood canopy in the comprehensive plan. The applicant told the board the two oaks could be made available to the city for relocation and agreed to add two oak trees to the north side planting at a minimum of approximately 25 feet in height at planting time.

The board’s approval incorporated an exhibit of revised drawings provided at the hearing (adopted as Exhibit A) and several applicant proffers: the increased landscape along the north and east property lines consistent with the revised drawings, masonry planters with natural planting (no faux vines), a 6‑foot north property wall, and two new oak trees planted at approximately 25 feet height at time of planting along the north property line. The waiver to allow a 10‑foot ground‑floor clearance where 12 feet is required (measured above the required base flood elevation) was included in the certificate of appropriateness vote; staff noted the board may also consider variance review only if a taller height were later required.

The vote was recorded as unanimous with the board adopting the staff conditions and the applicant’s proffers. The board instructed staff to incorporate Exhibit A and the proffers into the draft order and to review canopy, planting and technical permit details at the administrative permitting stage.

Next steps: the applicant will proceed to permit review with final landscaping and building details subject to staff review and standard building and fire department approvals.