The Comprehensive Plan was an act of much needed foresight. It was intended to “provide tools for orderly growth, appropriate land use and development.” In contrast to the fully engaged and engaging process implemented to develop the Comprehensive Plan, the city’s residents have had little notice of or time to react and consider the iStar variance request, which is way beyond the run-of-the-mill variance for a dormer, deck height or an extra story. It will shape the character of the city for decades. If not rejected out of hand, the variance request should be vetted by planning boards, community groups and independent expert advisors to the city, with an information campaign directed to residents so they have the real opportunity for voice on a variance that will shape their community for decades.

Density

Based on statements made at the Jan. 23 zoning board meeting and in media reports, iStar is seeking a variance to allow 522 residential rental units, approximately 100 more than permitted under existing zoning regulations, or as approved under the prior development plan. In contrast, the approved 2006 Philips International Superblock plan called for 325 condominium units and a 100-unit hotel. In short, the iStar plan calls for approximately 200 more full time living residences, or, looked at in people numbers, somewhere between 200 to 400 more full-time residents — and cars — at the same location.

This degree of density calls for a very careful and thorough analysis of traffic congestion and parking issues, impact on and capabilities of our water and sewer infrastructure, as well as our emergency services. Will the tax revenues for the project more than offset any additional demand and costs now and over time? If you assume development of the Foundation block, can the combined demands be met? Have reports been prepared on these considerations?

Is a State Environmental Quality Review Act environmental impact statement required? If so, has it been done? Is iStar or the city relying on such a review done in connection with the 2006 Philips’ plan? If so, is that possible given the differing plans?