Development would demolish Bank of America, make room for three new structures, two-level parking deck
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Submitted Photo An artist’s rendition of the Highlands Parkside Center.
The Highlands planning board got its first look at a new proposed development on Monday night.
Project manager Jeff Weller, with Summit Architecture, presented the proposal for 424 Pine Street put together on behalf of Pine Holdings LLC. The location is the former site of a Bank of America branch.
The proposed development would demolish the current building and create three new structures with retail space on the first floor and residential space on the second floor. The property would also include a two-level parking deck.
Weller was on hand to request a conditional zoning change from B-3 commercial to B-2 commercial in order to accommodate the project.
“The only advantage to going to B-2 is that the setbacks are different than B-3 and we need that wiggle room to put the building closer to the sidewalk,” Weller said. “The design is not only pedestrian friendly, but it also adds parking spaces. The property with the current building has 29 spaces, and this plan would have 59 spaces.”
Parking became a point of discussion when board members of the Highlands Motoring Festival pointed out that the only entrance and exit to the lower parking level was via Pine Street in Kelsey-Hutchinson Founders Park.
“First, I want to say I am for this project because we need that space to be put to use,” motoring festival board member Mark Chmar said. “But we do have some concerns, primarily associated with the lower parking deck and how that access will be managed during events in the park.”
Several events throughout the year, including the Highlands Food and Wine Festival, the Highlands Motoring Festival and the Twilight 5K use the park and receive town board approval to close Pine Street between 4th Street and 5th Street. If the street were closed, the lower parking level would be inaccessible.
“I think the developers will be willing to work with the town to come up with a solution to the ingress and egress issue,” Weller said. “They are three individuals who have partnered to do the project and they are very community minded people. They understand that this property is right in the center of town essentially.”
Members of the planning board discussed both physical and operational remedies to the parking deck entrance and exit issue. Weller noted that he would have to revisit the site to see if a physical change to the site plan could be made to accommodate a second ingress and egress, or if an operational solution would make more sense.
“It may end up where one of the conditions of the zoning change is that the lower parking lot is closed during town-sanctioned events,” Weller said. “That is something I will have to discuss with the developers and the town.”
The planning board unanimously approved the conditional zoning change request from B-3 to B-2 with the condition that a solution to the lower parking deck entrance and exit be agreed upon. Board chair Brad Armstrong noted that it was the board’s preference to find a physical solution and add a second ingress/egress, but an operational solution such as closing the lot during events may be necessary.
“Now that we have approved this, I have to say that this plan is exactly the type of development we need in our commercial area,” Armstrong said. “It’s a very nice looking site plan and it accommodates mixed uses and adds parking spaces. Hopefully, a solution regarding that lower parking area can be worked out and everyone can move forward.”
The request for a conditional zoning change will be put on the Highlands Board of Commissioners’ March 17 meeting agenda.
- By Ryan Hanchett