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HomeMy WebLinkAboutStaff ReportsCommissioner Hall opened the public hearing. Representative of the applicant Russ Hutchins of 2207 Woodsong Trail in Arlington, approached the Commission and offered to answer questions about the proposed development. A total of 136 units are planned consisting of 13 buildings with 12 living units per building. He stated that the proposed retirement community will consist of 70% affordable housing retirees and the remaining 30% of the units will be at market rate. The rents will range from $350 - $550 per month. Mr. Hutchins stated that the actual density of the project is less than 10 units per acre. Access to the site will be from a proposed street that will connect to Wellborn Road. There will be no direct access from the proposed site to Wellborn Road. Commissioner Hall closed the public hearing. Commissioner Gribou moved to recommend approval of a rezoning request for 4.314 acres located along the east side of Wellborn Road approximately 500' north of the Graham Road intersection from C-2 Commercial Industrial to R-5 Medium Density Apartments. Commissioner Lightfoot seconded the motion which passed unopposed (6 - 0). AGENDA ITEM NO. 3: Consideration of a variance request to the minimum parking lot standards for the First Federal Savings and Loan building located at 2202 Longmire Drive. (94-403) Project Engineer McCully informed the Commission that the parking lot plan for the First Federal Banking facility on Longmire Drive was approved by staff in the course of the normal review process. The Project Review Committee (PRC) approved the site plan on March 4, 1994. However, approval of the site plan does not exempt an applicant from meeting all ordinance requirements even if certain requirements were not mentioned in the PRC review. At the completion of site construction, an inspection was made and it was found that the southern limit of the original parking area, which extends a length of approximately 180 feet, had not been curbed in accordance with the Zoning Ordinance. It was determined that the marking on the plans was consistent with that of a proposed curb, but no note or direction was included on the plans which would ensure that the curb would be installed. The applicant and contractor were notified of the deficiency, and directed to install the curbing as required. Instead, the contractor installed concrete wheel stops along the edge of paving, believing that the wheel stops would meet our Ordinance. Because the discrepancy was not specifically noted during the original plan review, and due to the concerns of staff to not hinder the occupancy of the building, a temporary certificate of occupancy was prepared, with the curbing required to be bonded by the applicant. This agreement has not been signed by the applicant because a variance to the standards is pending. There is therefore no certificate of occupancy at this time and technically the building should not be occupied. Since the occupancy of the building, the applicant has resisted efforts to install the curbing based on the following reasoning: the original parking lot was not curbed, the intention of the applicant is to further expand to the south and would have to remove this curbing at some point and because the comment was not made during the original plan review process. Several telephone meetings were held to inform the applicant of the City's intention to pursue code enforcement options to have the curb installed. During the course of these meetings, it was decided that because the curbing requirement could have been appealed to the Planning and Zoning Commission after PRC, and since the applicant was not aware of this opportunity, that the applicant should be allowed to request a variance to the Zoning Ordinance. Normally, a variance request must be submitted no later than ten days after PRC review. The variance request is based upon the opinion of the applicant that the wheel stops are the same as curbing, that the openings between the stops will allow drainage to exit the site better, and that the replacement of the stops with curbing is an unnecessary expense. P & Z Minutes September Li, 1994 Page 2 of 5 Project Engineer McCully stated that section 9.2.1) of the Zoning Ordinance requires that all on site driveway and parking areas be surrounded by a raised 6" high concrete curb. Concrete wheel stops are not acceptable options because they do not adequately meet the intent of curbing. It is staffs opinion that the curbing should be installed to meet the aesthetic intentions of the Ordinance, to prevent the loss of control over the edge of the parking area by the eventual loss and or destruction of the wheel stops, and to confine the drainage outflow from the parking into the two established paths which existed prior to the expansion. Based upon these facts, staff recommended denial of the variance request and requested direction to the applicant to install the curbing. Stan Stevens and Bobby Williamson, representatives of the First Federal Savings and Loan Association, approached the Commission and stated that they have complied with all of the improvements that they proposed. There was never any plan to curb that particular section of the existing parking lot to allow for future expansion. If the curbing was installed, it would have to be removed within the next three to five years when the site is expanded. Mr. Stevens apologized for any misunderstanding and explained that having to install the curb would require the bank to go through another approval process through the regulatory agencies in Dallas. If the problem would have been identified during construction, then the problem could have been resolved at that time. However, he was not notified until after the fact of the requirement to install the curb. Mr. Stevens stated that he would install the curb if for some reason the facility is not expanded within the next five years. Staff Planner Kuenzel explained that on June 10, 1994 the site was inspected and the missing curb section was identified. On June 13th, the contractor was notified of the problem. At that time, a temporary certificate of occupancy was drafted to require a bond for that section of the curb that was never signed by the applicant. Commissioner Lightfoot stated that the local architect or engineer should have been aware of the City ordinances. Any variances to the current standards should have been identified during the site planning stage. Commissioner Gribou moved to deny the variance request to the minimum parking lot standards for the First Federal Savings and Loan building located at 2202 Longmire Drive. Commissioner Lane seconded the motion. Commissioner Hall stated that the site has been brought up to code with the exception of the curb which was a misunderstanding. He suggested that the variance be denied with the condition that the applicant have a three to four year time period of compliance. This would allow the wheel stops to remain until the site is expanded. The original motion to deny the variance request failed (3 - 2 - 1). Commissioners Lightfoot and Hall voted against the motion and Commissioner Garner abstained. Commissioner Smith explained that he voted in favor of the motion with the understanding that the three to five year time period of compliance was part of the motion. Since that condition was not part of the motion, Commissioner Smith requested to change his vote against the original motion to deny the variance request. Commissioner Smith moved to deny the variance request with the condition that the applicant is allowed a four year time period to come into compliance with the City standards. Commissioner Lightfoot seconded the motion with a second condition that the wheel stops must be installed in a continuous fashion placed end to end to give the appearance of a curb with only two gaps in the wheel stops to allow for drainage. Commissioner Smith agreed to the amendment. The motion passed (4 - 1 - 1); Commissioner Gribou voted in opposition to the motion and Commissioner Garner abstained. P & Z Minutes September 15, 1994 Page 3 of 5 i or RESPONSE TO STAFF REVIEW COMMENTS No. 1 Project: First Federal Savings and Loan expansion - site plan review G , L How will the detention be handled? If there are going to be any retaining walls that are visible to the street rights-of-way, they must be screened. This item was discussed previously. The detention for this area was designed and constructed as a regional system when the area was first developed by Bill Fitch. Elrey Ash has previously located the report in your office and shown it to your staff. There are no retaining walls. There are two storm water inlet grates which will not be discernable to Longmire traffic. /2. Where is this note #4 used? Where will the relocated curb stops be? At this time, there does not appear to be any room for them unless the parking spaces are increased to 20'. The wheel stops are to be located at the south throat of the new west parking area. From this throat the parking will be extended in the future as indicated on the site plan. The throat will presently be used as a back-out area for the end parking spaces. 3. It's difficalt to distinguish between notes -6 and 9. K011 /7( 1, Note designations are clarified. Also, the site plan sheet has been rearranged for clarity. ✓4. Submit a landscaping plan with the site plan. A full review will not be conducted without landscaping. The landscape plan is under separate contract to The Greenery. We have requested a copy as soon as it is complete. / - 5. What is this area? Pavement? Landscaping? It seems to tie into both. The area in question is existing concrete paving at the drive-through lanes. A note will be added on the drawing. /\116f; p.l ti rA I;' 7. The key map is hard to read. Clarify the street names. ^ The map will be clarified. 8. Provide ownershi zoning,ef adjacent properties, ~ This information will-be provided. 9. What is the size of the waterline in front? ~i 90-44. The line size is 1311 A LorJ(- La (n.il~ S'~ N_owBl ?";✓Ate /10. How are water/sewer/electrical being brought to the building? / From taps to existing yard lines. 11. Are you tying into an existing drive here? If so, you do not need this curbing. Yes, we are tying to an existing drive. The curb will be removed. S. Is this an existing or new dumpster? If it's new, relocate the dumpster so that gates are V not required to screen it from Longmire. The dumpster is new. As we recently discussed on the telephone, the location will best serve the pick-up crews at its present location. It was also agreed that the location was far enough away from Longmire StreFt (400') to not require gates. Interior dimensions will be increased to 12' x 12'. i / STAFF REVIEW COMMENTS No. 2 Project: First Federal Savings Bank #99448 ~1. (Review #1, Question #1) Place a line under the number 6 to clarify the detail designations between the numbers 6 & 9 on the site plan. Since there is no distinct difference in these two letters especially when they have no defined orientation on the site plan. ✓2. (R#1, Q#5) Place a note call-out (#8) on the existing pavement area entering the drive-thru tellers. \/3. (R#1, Q#8) Provide the zoning designation of the adjacent properties with the ownership. (R#1, Q#9) Provide the location of the waterline on the private road that you stated in your reply comments to Review #1. Also, provide the size call-outs for both water lines on the site plan. t (R#1, Q#19) This legend request is to include the demands for water (minimum, maximum, and average demands in gallons per minute) and sanitary sewer (maximum demand in gallons per day). reening is required for the existing and new parking lot areas adjacent to Othce Longmire Drive rights-of-way (minimum of 3 feet above the parking lot pavement elevation). Reviewed by: Scott Hester Date: 12-13-99 t. X Staff Review Comments Page 1 of 1 STAFF REVIEW COMMENTS No. 1 Project:: First Federal Savings and Loan expansion - site plan review REVIEW HAS BEEN STOPPED. SEVERAL ITEMS ON THE SITE PLAN CHECKLIST WERE EITHER NOT PROVIDED OR WERE NOT ADDRESSED FULLY FOR A FULL REVIEW TO BE CONDUCTED. THE FOLLOWING IS A PARTIAL LIST OF PRELIMINARY REVIEW COMMENTS FOR YOUR INFORMATION. 1. How will the detention be handled? If there are going to be any retaining walls that are visible to the street rights-of-way, they must be screened. 2. Where is this note #4 used? Where will the relocated curb stops be? At this time, there does not appear to be any room for them unless the parking spaces are increased to 20'. 3. It's difficult to distinguish between notes 6 and 9. 4. Submit a landscaping plan with the site plan. A full review will not be conducted without landscaping. 5. What is this area? Pavement? Landscaping? It seems to tie into both. 6. Is this an existing or new dumpster? If it's new, relocate the dumpster so that gates are not required to screen it from Longmire. 7. The key map is hard to read. Clarify the street names. 8. Provide ownership/zoning of adjacent properties. 9. What is the size of the waterline in front? 10. How are water/sewer/electrical being brought to the building? 11. Are you tying into an existing drive here? If so, you do not need this curbing. 12. Where is the electrical meter? 13. Is there an existing and/or new transformer? If so, it will need to be screened. 14. Provide parking space dimensions or a "typical" note. 15. Provide circulation aisle dimensions. 16. Provide a grading plan. 17. The addition will require off-street fire lanes. Show them either on-site, or if you are going to use the existing access easements. In either case, show how the fire trucks will have both ingress and egress with adequate radii to maneuver corners (we have radius and turn-around standards if you need copies). Fire lanes will need to meet thicker pavement standards than the other parking lot standards. If you are going to use the access easements, Staff Review Comments Page 1 of 2 412. y Where is the electrical meter? y The meter is to be located on the existing building where the note "ELECTRIC SERVICE" is indicated. V 13. Is there an existing and/or new transformer? If so, it will need to be screened. There is an existing pole transformer. We propose to maintain this arrangement. ✓14. Provide parking space dimensions or a "typical" note. O.K. r = ' 15. Provide circulation aisle dimensions, ; 0. K. 1~/, 6. Provide a grading plan. O.K. R 17. The addition will require off-street fire lanes. Show them either on-site, or if you are going to use the existing access easements. In either case, show how the fire trucks will ry , have both ingress and egress with adequate radii to maneuver corners (we have radius and turn-around standards if you need copies). Fire lanes will need to meet thicker av t t d d h p emen s an ar s t an the other parking lot standards. If you are going to use the / access easements, they will need to be brought up to fire lane standards unless they are r already designated fire lanes. The north drive and its continuation north to the feeder road were previously designated as a fire lane and striped as such. Fire trucks entering this area will be able to drive to within 150' of the most remote corner of the building. The lane will be repainted. 418. Provide an irrigation system plan, or provide a note with the next submission regarding assurance that an irrigation system will be submitted for approval and installed before CO. The irrigation plan is under separate contract to The Greenery. We have requested a copy as soon as it is complete. X19. Provide a water and sewer legend. See the site plan. n ✓20. Provide a note that all boundaries of parking spaces, drive aisles, and other pavement edges will have curbing placed along them. O.K. ✓21. Replace temporary curbing detail with a permanent curbing. Temporary curbing is only permitted in areas that are intended forfuture expansion. The temporary curbing is only shown at the south throat of the west parking lot. It is intended for future expansion as indicated on the drawing. ✓22. Isn't there a temporary building(s) on site currently? Is it (are they) going to be relocated? Where? The temporary buildings are to be removed. See the demolition plan. Reviewed by: Sabine McCully Date: November 5, 1999 t they will need to be brought up to fire lane standards unless they are already designated fire lanes. 18. Provide an irrigation system plan, or provide a note with the next submission regarding assurance that an irrigation system will be submitted for approval and installed before CO. 19. Provide a water and sewer legend. 20. Provide a note that all boundaries of parking spaces, drive aisles, and other pavement edges will have curbing placed along them. 21. Replace temporary curbing detail with a permanent curbing. Temporary curbing is only permitted in areas that are intended for future expansion. 22. Isn't there a temporary building(s) on site currently? Is it (are they) going to be relocated? Where? Reviewed by: Sabine McCully Date: November 5, 1999 Staff Review Comments Page 2 of 2