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Planning commission approves 62‑unit Curtis Street SP after residents’ protests
Summary
The commission approved a special‑plan for 62 multifamily units north of Curtis Street with conditions directing staff and the developer to examine setbacks, buffers and transition treatments for homes on Lloyd Avenue after robust resident opposition and testimony about construction impacts.
Planning staff recommended approval of a special‑plan (SP) on May 28 to permit a multifamily development on a 6.32‑acre site north of Curtis Street and west of Boyd Avenue. Laszlo summarized staff’s finding that the proposal—55 attached townhomes and seven detached units for a total of 62 units—fits the site’s T3 suburban neighborhood policy and recommended approval with conditions.
Applicant consultant Jeff Hines said the project is a continuation of adjoining SPs and emphasized there are no new curb cuts to public streets and that over two acres of the site would be preserved as open space. “This plan is really a continuation of the other SPs that were previously approved,” Hines said.
Several long‑time residents of Lloyd Avenue testified in strong opposition. One resident said construction activity on adjoining work sites had led to apparent trespassing and the deaths of pets: “...two of my animals,” the resident said. Shamika Small, who said she has lived on Lloyd Avenue for 32 years, raised concerns about stormwater and street damage and asked how green space shown in the plan could be created when she was not selling her property. Arianna Graves and Tamisa Murphy described foundation and noise impacts, increased traffic and loss of trees and wildlife.
In rebuttal, Hines told the commission the townhome client had not begun grading or blasting and that the grading work residents described involved another developer (Elmington Group). He said the team would coordinate with staff about street maintenance and that tree clearing done on the other site occurred with a permit.
Commissioners balanced the city’s need for housing and the policy consistency of the SP against neighborhood impacts. Several commissioners noted the plan aligned with policy but asked staff and the developer to strengthen the transition with Lloyd Avenue through increased setbacks, buffers, or construction techniques such as tuck‑under parking. Commissioner Smith moved to approve the SP with staff‑recommended conditions plus an additional condition directing staff and the developer to examine setbacks, buffers and treatment of green space along Lloyd Avenue; the motion passed by voice vote.
The approval carries the condition that planning staff work with the developer on the Lloyd Avenue transition and green‑space treatment before subsequent approvals.
