Planning Commission approves six-unit Belmont townhome project after sewer and open-space debate

The Planning Commission approved a site plan for six two-story townhome units at 812 Belmont Avenue after a lengthy discussion about sewer capacity, open-space calculations and pedestrian connectivity.

Lede: The commission voted 5–2 to approve the site plan for six units on roughly 0.45 acres, with staff conditions requiring confirmation of recorded easements and engineering approval of sewer upgrades before building permits are issued.

Nut graf: Commissioners who opposed the plan said open space and pedestrian connectivity were inadequate and that the initial earlier presentation to council had indicated fewer units; proponents said engineering work, recorded easements and a plan to replace undersized sewer lines addressed those constraints.

What was proposed

The application requested approval of six two-story townhome units on an approximately 0.45-acre parcel in the Belmont character area. Staff cited the site as being in an R-4 high-density residential district and said the project either met or exceeded many design standards, including landscaping and parking, while suggesting additional facade distinctions consistent with recently updated design standards.

Points of contention

- Sewer capacity: Commissioners and staff discussed previous guidance that only three units would be supportable without improvements and four with limited improvements. The applicant's representative described replacing an undersized three-inch sewer connection with a new six-inch line and obtaining a 6-inch easement tying into an eight-inch main at Walnut Street. The applicant said the upgrade and the recorded easements allow the six-unit plan to be served.

- Open space calculation: Several commissioners questioned whether sidewalk areas directly in front of units should count toward required open space because sidewalks are impervious. One commissioner said, "I don't consider the sidewalk between where you park your car in the front floor to be open space." Commissioners asked staff and the applicant to clarify open-space measurements and to ensure that required pervious active open space is provided.

- Prior council presentation and unit count: Some commissioners said the project had been presented previously with fewer units and that that earlier understanding influenced votes at that time. Staff and the applicant clarified that demolition, a two-story unit design and new infrastructure allowance changed the unit capacity from the earlier presentations.

Conditions and follow-up

Staff recommended—and the commission included—conditions requiring documentation of recorded easements for sewer and drainage, final engineering approval of the upgraded sewer connection, and confirmation of required stormwater and retention measures. Planning and Engineering staff will verify those items before issuing building permits.

Vote and implementation

The site plan was approved by a 5–2 vote. Commissioners McGee and Council member Blevins voted no. The applicant is responsible for recording required easements and securing permits for the sewer upgrade before construction.

Provenance

Discussion of the Belmont Avenue proposal begins with the agenda item introducing the multifamily townhome application and closes with the roll-call announcement of the 5–2 vote.