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HomeMy WebLinkAboutMin - Board of Adjustment - 1997 - 05/06 - RegularBOARD OF ADJUSTMENT ii REGULAR MEETING ® MAY 6, 1997 Board Members Present: Bill Roberge, Chairman Robert Engle David Prall Philip Rich Jeff Cocking Board Members Absent: Galen Clay, Vice -Chairman City Staff Present: Marcie Diamond, Senior Planner Sally Leeper, Administrative Assistant CALL TO ORDER AND ANNOUNCE A OUORUM: With a quorum of the Board present, the Board of Adjustment was called to order at 7:30 p.m. by Chairman Roberge at the Allen Library, Two Allen Civic Plaza, Allen, Texas. 0 BOARD OF ADJUSTMENT MAY 6, 1997 PAGE 2 ®j Approve Minutes January 7, 1997 (Agenda Item II) Chairman Roberge read the agenda item into the record as follows: "Approve minutes of January 7, 1997, Regular Meeting." MOTION: Upon a motion by Board Member Prall and a second by Board Member Engle, the Board voted 5 FOR and 0 OPPOSED to approve the minutes of January 7, 1997, as presented. Public Hearing Windsor Residential Pronerties (Agenda Item IV) Chairman Roberge read the agenda item into the record as follows: "Public Hearing - Consider a Request by Windsor Residential Properties, Inc. for a variance to reduce the parking requirements for a Multi -family District from 2'h to 2 spaces per unit, per Section 4.04.3.x(3) of Comprehensive Zoning Ordinance No. 1425-5-96. The property is described as being located in the James Parsons Survey, Abstract 704 This property is shown as Tracts 2A and 2B of Planned Development No. 52, being 13.2 and 12.8 acres, respectively; further described as being located north of McDermott Drive and west of Alma Drive." Sally Leeper, Administrative Assistant, administered the following oath to persons listed below who intended to testify during the hearing. "Each of you do solemnly swear or affirm that the testimony you shall present in this proceeding shall be the truth and nothing but the truth, so help you God." Craig Curry 5999 Summerside Dallas, TX John Henderson 1515 Potomac Richardson, TX Marcie Diamond City of Allen One Butler Dr. Allen, TX 75013 BOARD OF ADJUSTMENT MAY 6, 1997 PAGE 3 Tom Hosack 1332 Lighthouse Allen, TX 75013 Jack Lamkin 1331 Capstan Allen, TX 75013 Mike Longest 1412 Capstan Allen, TX 75013 Doris Reed 1305 Capstan Allen, TX 75013 Craig Reed 1305 Capstan Allen, TX 75013 M. S. Ram N 1421 Capstan Allen, TX 75013 Reed Deal 10545 Egret Dallas, TX Andrew Gullixson 1318 Capstan Allen, TX 75013 Ed Steinkamp 1331 Lighthouse Allen, TX 75013 Scott Gleason 1415 Capstan Allen, TX 75013 0 BOARD OF ADJUSTMENT MAY 6, 1997 PAGE 4 Mike Lesko 1428 Capstan Allen, TX 75013 Marcie Diamond presented the request to the Board. She stated that the zoning is established on this property for multi -family development, and the request is to reduce the parking from 2Yi to 2 spaces per unit. She reviewed the requirements of the Comprehensive Zoning Ordinance with regard to allowing variances. The property in question is located in Planned Development No. 52. Ms. Diamond added that the ordinance allows a parking variance to be granted where such regulations would impose an unreasonable hardship upon the use of the lot, or whenever the character or use of the building is such as to make unnecessary the full provision of parking or loading facilities. This request would reduce the number of parking spaces from 1,080 to 864, a reduction of 216 spaces. She introduced into the record a letter of support from Mr. John Green, previous owner of the property Ms. Sally Leeper read this letter into the record and it is attached hereto. Chairman Roberge opened the public hearing. , Mr John Henderson, Windsor Residential Properties, discussed the request. He discussed the nature of apartment construction in today's market; this will be gated, have security, and amenities. He presented photographs of construction materials to be used in the development; textured brick, stone, arches, and glass. He discussed the high demographics of the surrounding neighborhood, and provided photographs of other projects they have constructed. Mr Henderson stated that they feel the required parking is more than necessary for their complex. They would prefer to spend the additional funds on landscaping and other amenities. He added that the 2.5 spaces per unit will result in less open green space. Mr. Craig Curry, PBS&J, representing the applicant, spoke to the Board. The project represents approximately 26 acres at Beacon Hill Drive and McDermott. It is presently zoned for multi -family development, and the request is for a parking variance. The main entrance to the project is from McDermott. He discussed the fact that the Zoning Ordinance allows a variance for parking based on the character of the development. Mr. Curry discussed the market that this project will attract. He provided a parking requirement of surrounding cities as follows: 0 BOARD OF ADJUSTMENT MAY 6, 1997 PAGE 5 Dallas 2 spaces per unit Carrollton 2 spaces per unit Lewisville 1 space per unit and 'h space for each additional bedroom Arlington 2 spaces for first 50 units, and 1.75 thereafter Grand Prairie 2 spaces per unit Plano 2 spaces per unit Frisco 1.5 spaces for 1 bedroom; 2 spaces for 2 bedrooms; 2.5 spaces for 3 bedroom He discussed tenant profiles, and added and suggested that the character of their proposed development lends itself to less parking. 196 units will be 1 bedroom; 176 units will be 2 bedroom, and 60 units will be 3 bedroom. If they construct the project with 2.5 spaces per unit, it will result in a reduction in open space. He added that open space could be converted to parking at a later time if it were necessary Mr Mike Longest questioned the notification process and Ms. Sally Leeper advised that notification requirements are to all persons within 200 feet of the subject property, as shown on the tax rolls as of January 1 Mr Craig Reed expressed concern about the value of their property and added that he was unaware of the multi -family zoning. He understood this hearing was a zoning hearing and f asked what recourse they would have regarding the zoning. Chairman Roberge indicated that the property is zoned for multi -family. Mr Reed stated that if multi -family is going to be developed, he is interested in a development that would be aesthetically pleasing. Mr. Ed Steinkamp expressed concern regarding density and height of the construction. He stated that he is concerned about the parking situation. He is concerned that a lack of parking would result in old used cars being parked in the Beacon Hill neighborhood. He questioned whether a traffic signal will be provided at the entrance to this development. Mr Scott Gleason expressed concern regarding the multi -family development. He had been advised by the sales person that this property would be retail. He prefers to see 2 spaces per unit to allow for a more attractive development. He requested information regarding proposed rent per square footage and rental range for the apartments, which would indicate the type of tenants to be attracted. He had questions regarding density and height of the structures. Mr. Tom Hosack indicated a number of the residents have moved in less than a month ago. He questioned whether there was a law that would limit the number of people that can live in a single bedroom unit. I BOARD OF ADJUSTMENT MAY 6, 1997 PAGE 6 Chairman Roberge allowed Mr. Henderson to respond to concerns of the residents, as well as a question and answer session. The following questions were asked: Demographic profile: Bishop's Gate, another project of Windsor Properties, has an average age of 38.25, with an average income of $89,869 Average rent is $950, with a low of $800 and a high of $1200 per month. Policies within the company would not allow for tenants that would have a negative impact on the project. Who will manage the project? Windsor Properties. Unit sizes? 1 bedroom units will be 736 sq. ft. to 905 sq. ft. 2 bedroom units will be 1130 sq. ft. to 1314 sq. ft. 3 bedroom units will be 1211 sq. ft. Will development be gated? Yes Will there be a guard? No, it will be electronic i Will there be screening? The planned development ordinance requires a 30 -foot landscape easement surrounding the project. The screening fence is probably going to be columned with wrought iron. Time frame of construction plans? This summer Can residents address the Zoning Board? The Board advised that the land use is not an issue at this time. Ms. Diamond indicated that this property was zoned in 1993 along with Beacon Hill residential property The zoning requires a 30 -buffer along the north and west property lines, and a mix of unit sizes which the proponent is exceeding. A 15 -foot landscape easement is required along McDermott. The property is zoned for 18 units per acre. Mr. Henderson provided information that each of the buildings will include 6 garages. Chairman Roberge closed the public hearing. MOTION: A motion was made by Board Member Rich and a second by Board Member Engle to approve the request for two parking spaces per wilt for the Settler's Gate development, and that this action be accomplished by resolution and such resolution should be considered adopted, and the chairman of this board is hereby authorized to sign such resolution. I BOARD OF ADJUSTMENT MAY 6, 1997 PAGE Discussion was held by the Board. Board Member Prall expressed appreciation to the audience for their input. Board Member Engle encouraged the audience to review the Master Plan for the City and zoning on properties. Board Member Cocking discussed the impact of not checking with the City regarding adjacent zoning. He indicated that there was no hardship indicated; however, the extra parking spaces would impact the surrounding neighborhood. The Board voted 5 FOR and 0 OPPOSSED and the motion carried. OTHER BUSINESS Chairman Roberge suggested that "request to appear" cards should be used in future public hearings. ADJOURN MOTION Upon a motion by Board Member Prall and a second by Board Member Cocking, the Board voted 5 FOR and 0 OPPOSED to adjourn the May 6, 1997, meeting at 8:50 p.m. These minutes approved this 6 day of , 1997. BillR b ge, C trman Galen Clay, Secretary E JOHN T. GREEN May 5, 1997 Marcie Diamond Senior Planner City of Allen Community Development One Butler Circle Allen, Texas 75013 Re: Windsor Residential Properties, Inc request before the Board of Adjustment Dear Marcie, As a prior owner of the 26 acres involved 1n subject request, I would like for you and the Board to know of our high regard for 1. C. Deal and Windsor Residential Properties. 6 We chose Windsor to develop our property over three other qualified multi -family �j developers who were attempting to purchase it. One of the main factors in the decision was the comfort level we have with Windsor. Having observed their successful operation for years, I know they invariably design unique and interesting features that set their communities apart from the masses. Given the latitude to do so, we feel certain they will develop an appealing residential neighborhood with landscaping and greenbelts that will be a credit to our land and the community as a whole. We appreciate the Board's consideration of their request and the assistance you have given them in the planning process cerely, Xo T. Green P.O. BOX 1139 ALLEN, TEXAS 75013 9721390-2208 FAX 9721727-1125