HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Project Manager: Trey Fletcher, Sr. Planner
Email: tfletcher(aD-cstx.aov
APPLICANT: Greg Taggart of MDG
REQUEST: Parking Variance
LOCATION: 1000 Spring Loop
Report Date: 8 -26 -2005
Meeting Date: 9 -6 -2005
PURPOSE: To reduce the number of required parking spaces for a new
multi - family residential development.
GENERAL INFORMATION
Status of Applicant: Agent for River Ridge Townhomes, LTD.
Property Owner: River Ridge Townhomes, LTD.
Applicable
Ordinance Section: LIDO Section 7.2.1-1 Number of Off - Street Parking
Spaces Required
PHYSICAL CHARACTERISTICS
Zoning and Land Use
Subject Property: R -4 Multi - Family, vacant but proposed for multi - family
residential
North: R -4 Multi - Family across Spring Loop, developed as
multi - family residential
West: R -4 Multi - Family, developed as multi - family residential
and C -1 General Commercial, partially undeveloped
and partially developing as hotel and retail uses
East: R -4 Multi - Family, developed as multi - family residential
and A -P Administrative Professional, developed as
office and education facilities
South: A -P Administrative Professional, developed as office
Frontage: Approximately 546 ft. on Spring Loop
Access: Access will be from Spring Loop with an emergency
access point to a public alley near the northwestern
corner of the parcel
Topography &
Vegetation: Relatively flat with few trees
Floodplain: This parcel is not located within a Special Flood
Hazard Area.
VARIANCE INFORMATION
Background: River Ridge Townhomes LTD is in the process of
developing "84 townhouse -style condos" on Spring Loop.
The parcel was recently rezoned from A -P
Administrative - Professional to R -4 Multi- family with a
condition that all access is to /from Spring Loop, and a
second emergency access may be to /from the public
alley near the northwest corner of the parcel.
The applicant states that "these apartments would meet
the parking requirements if they were platted as
townhomes, i.e. no change to the drawing except lot
calls." The UDO defines townhomes as "one of a group
of no less than three, nor more than twelve, attached
dwelling units, each dwelling unit located on a separate
lot and thereby distinguished from condominium units ".
A multi - familiy dwelling (also referenced as an apartment
building) is defined as, "A residential structure providing
complete, independent living facilities for three or more
families or households living independently of each other
and including permanent provisions for living, sleeping,
cooking, eating, and sanitation in each unit.
Condominiums are included in this definition ".
The UDO requires townhomes to provide two vehicles
per dwelling unit. Parking for multi - family is based upon
the number of bedrooms per dwelling unit. The
applicant is proposing 2- bedroom units exclusively; these
require 1.5 parking spaces per bedroom, except when
each bedroom has less than 130 square feet, 1.25
parking spaces per bedroom are required. With a
proposal for 84 two- bedroom units, a complex would be
required to provide 252 parking spaces. The applicant
would like to provide 176 spaces, thus requesting a
variance for 76 parking spaces.
ANALYSIS
Special Conditions &
Hardship: Under Special Conditions and Hardships on the
application, the applicant does not address the any
attributes of the specific property in question but states
that the only difference between the townhome and
condominium parking requirements is the way the
property is platted.
The application states that, "The technically of drawing
lot in no way changes the site plan physically. The
proposed parking would actually be surplus."
As referenced in the previous section, townhomes must
have each dwelling unit located on a separate lot and are
thereby distinguished from condominium units. That is,
each lot must have frontage to a public street, or private
street constructed to a public standard. This includes a
minimum right -of -way of 50 feet and the parking to be
provided off - street. Required front setbacks may be
reduced when rear access to the lot is provided.
Alternatives: The applicant has stated that the project could be
abandoned or the number of units reduced. Another
alternative involves constructing the same density but
reconfiguring the design to free additional land for
surface parking.
SPECIAL INFORMATION
Ordinance Intent: The purpose of Section 7.2 Off - Street Parking Standards
is to establish the guidelines for off - street parking spaces
consistent with the proposed land use to:
1. Eliminate the occurrence of non - resident on-
street parking in adjoining neighborhoods;
2. Avoid the traffic congestion and public safety
hazards caused by a failure to provide such
parking spaces; and
3. Expedite the movement of traffic on public
thoroughfares in a safe manner, thus increasing
the carrying capacity of the streets and reducing
the amount of land required for streets, thereby
lowering the cost to both the property owner and
the City.
Number of Property
Owners Notified: 25
Responses Received: One as of the date of the staff report.
ATTACHMENTS
1. Location Map
2. Application
3. Conceptual site plan