HomeMy WebLinkAboutStaff ReportDESIGN REVIEW BOARD
NORTHGATE DISTRICT
STAFF REPORT
Project Manager: Lauren Hovde, Staff Planner Report Date: July 15, 2009
Email: Ihovde@cstx.gov Meeting Date: July 24, 2009
For
401,403,405 SECOND STREET (PARKING WAIVER) (09-00500144)
Item: Presentation, discussion, and possible action regarding a waiver request to
Section 5.6.13.6 of the Unified Development Ordinance relating to off-street parking for a
proposed multi-family development located at 401,403,and 405 Second Street in
Northgate.
Zoning District: NG-3, Residential Northgate
Location: 401,403,405 Second Street, located at the corner of Second and Cherry
Streets, next to Traditions Apartments
Applicant: Jane Kee, IPS Group
Item Summary: The applicant is seeking a waiver to Section 5.6.B.6.c of the Unified
Development Ordinance (UDO) Off-Street Parking Standards which states: "Off-street
parking facilities for residential uses shall meet 75% of the number of specified parking
requirements of Section 7.2.H Number of Off-Street Parking Spacing Required."
Section 7.2.H requires a total of 50 parking spaces for 33 one-bedroom units in a multi-
family development. Since the LIDO allows multi-family developments in Northgate to
provide 75% of the number of parking spaces required in Section 7.2.H, the proposed
development is required to provide a minimum of 38 spaces.
The applicant is requesting an 8% reduction resulting in the construction of 35 spaces.
Section 5.6.B.14.m gives the Design Review Board authority to approve a reduction in
parking for residential uses if a parking study supports the reduction based on
reasonable assumptions of parking availability. The applicant has applied for this
reduction on the basis that the multi-family development will be gated without the
addition of an entry key pad. Residents will be assigned a card to scan which will allow
them to access the reserved parking area. This is intended to prevent any visitor
vehicles from entering the development. It does not take into account that there may be
more than one resident in a unit that has a need to park. Though this development,
which contains 33 one-bedroom units and an apartment office, may be sufficiently
served by this parking area, the reduction will virtually eliminate the possibility for
multiple residents of a one-bedroom unit to each park a vehicle, or the possibility for
visitors to park.
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Item Background: At this time, there has not been a formal site plan submittal. All
discussions that have taken place have been in regards to preliminary drawings.
Therefore, there has not been a review of this site to ensure that all other Northgate
ordinances are being met. Due to the major impact the Board's decision will have on
the design of this site, the applicant requested that they be allowed to make the request
prior to solidifying the site layout. As the applicant stated in their application, the need
for a parking reduction was caused from the dumpster being located at the rear of the
building which is a Northgate requirement. Considering the applicant's design, either a
variance to the dumpster location would need to be sought that would allow them to
place the facility closer to Second Street or a parking waiver would need to be sought to
reduce the number of parking to accommodate the setback dumpster location.
Recommendation: The applicant wishes to minimally serve the proposed
development with a surface parking lot containing 35 spaces. While this concerns Staff,
we also believe it would be better to reduce the number of available parking spaces by
three rather than move the dumpsters closer to Second Street, which is meant to be a
pedestrian corridor. Staff recommends approval of the requested parking waiver for the
proposed multi-family development at 401, 403, and 405 Second Street.
Issues/Items for Review:
1. Parking waiver. Section 5.6.B.14.m gives the Design Review Board authority to
approve a reduction in parking for residential uses if a parking study supports the
reduction based on reasonable assumptions of parking availability.
Supporting Materials:
1. Location Map
2. Application and Parking Study n
3. Copy of site plan
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