Can a hook and ladder access the new site? Do you really need 994 parking spots for 1,811 units? And when you plunk down two new towers onto the steep hillside, will the storm water rush down flooding the lower lying streets and yards?
Those and a barrage of other urgent questions have delayed up approval of 399 new apartments at the Bella Vista complex, the need for which is universally acknowledged.
Lawyers and architects for Bella Vista owners Carabetta Enterprises appeared at a public hearing before the City Plan Commission Wednesday night seeking immediate approval of two new 17-story towers that would sit above a three-level parking garage. Commissioners unanimously voted to continue the matter to their next monthly meeting.
Click here for more details on the plan, which includes an “amenity core” between the two buildings providing a child and adult day care center, an aqua therapy pool, library, computer, and other facilities.
Carabetta’s lawyers, Jim Segaloff and Laura Sklaver of Susman, Duffy, and Segaloff, argued that only with the instant approval Wednesday night could Carabetta keep to a schedule that would permit it to file in April for low-income housing tax credits.
That essential piece of the financing for the $150 million project is offered through Connecticut Housing Finance Authority (CHFA) only once a year, this April.
After nearly three hours of backing and forthing, commissioners were highly sympathetic but not ready to offer that approval yet.
An asked-for parking management study was absent. And a detailed soil erosion plan had just been submitted to City Plan staff.
“It’s a wonderful project. Wwith respect to timing I understand your need for speed. But given that so much you’ve given us in the last 24 hours, I don’t see how we can vote [tonight],” said Commission Chair Ed Mattison.
Segaloff urged an approval subject to conditions.
It was still a nix as commissioners continued to pepper the developers with questions.
Why do you need so much parking, and is there sufficient transit and shuttle service for the seniors? asked Justin Elicker.
City Engineer Dick Miller kept coming back to outlets and detention areas for water streaming down a 21-foot gradient. “It’s got to outlet lower than Hemingway Creek. We spent a lot of time and money [ameliorating that]. We need to sit down and get a clearer hydraulic profile,” he said.
City Director of Elderly Services Pat Wallace praised the project’s amenities for the elderly and its restoration of green spaces including walking trails on the north side replacing the small surface parking lot. She suggested a more comprehensive study of the needs of older people so that they can “age in place.”
It’s a small thing, but since pets provide so much benefit to older people, was consideration given in the “amenities core” to perhaps having veterinary services on site? Wallace asked.
Developers reported having done more study on elderly needs; commissioners hadn’t seen it.
When the vote was taken, there was praise for the project, but prudence prevailed.
Allan Appel Photo
“I’m disappointed but we got stuff in late. When we come back, I hope we can get on board for that April submission,” said Segaloff (left in photo with colleague Laura Sklaver).
Colleague Laura Sklaver said the low-income housing tax credits are crucial the $150 million financing. If Carabetta misses the April deadline, the project could be delayed a year, but Carabetta would stick with it.
If the plan moves forward at the next City Plan meeting in February, developers hope from quick approvals from the Board of Aldermen’s Legislation Committee and then the full board.
“There’s hope,” she said.
The issues returns to City Plan on Feb. 16.