Planning board debates RP‑1 ordinance changes tied to Avalon settlement, staff recommends 903‑unit cap

Staff opened a lengthy work session on proposed amendments to the RP‑1 redevelopment plan that implement a settlement with Avalon and would change permitted uses, heights and unit counts in the W Squared redevelopment area. A staff presenter summarized the settlement background and said the changes are intended to reconcile earlier redevelopment-plan approvals with a proposal from Avalon. "The short answer is because we have to, as part of a settlement agreement," a staff member said, explaining why the ordinance changes were drafted.

Much of the session focused on unit accounting and senior‑housing limits. Staff urged a simple ceiling: "What I would recommend is establishing a maximum of 903 dwelling units of which at most 170 shall be senior housing," and members pressed for wording that separates family dwelling units from senior units and that reflects units already constructed. Board members noted confusing language in the draft (crossed‑out numbers and inconsistent totals) and asked staff to redraft the section to state a clear ceiling — for example, "up to 733 family units and up to 170 senior units" — before the ordinance moves to council for introduction.

Members also discussed technical points: allowing up to six stories (and an 85‑foot height in places) to accommodate senior/assisted‑living floor‑to‑ceiling needs, a proposed reduction in parking requirements for senior housing from 0.7 to 0.5 spaces per unit, and whether the chief of fire should review ladder‑truck access and sprinkler requirements for taller buildings. Staff said further site‑plan review and technical reviews (TRC, chief comments, and additional council/board review) will follow if the ordinance is introduced. The board did not take a vote on the ordinance in this session and directed staff to rework the wording and send a revised draft to Avalon and the board.