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HomeMy WebLinkAboutZ-6157 Staff AnalysisFILE NO.: Z-6157 NAME: THE PARK APARTMENTS -- LONG-FORM,PD-R LOCATION: 2200 Riverfront Drive DEVELOPER: ENGINEER: WINTHER, INC. MEHLBURGER ENGINEERING 3555 Timmons Lane 201 S. Izard Street Houston, TX 77227 P. 0. Box 3837 (713)621-5200 375-5331 AREA: 6.50 ACRES NUMBER OF LOTS: 1 FT_ NEW STREET: 0 ZONING: 0-3 PROPOSED USES: Multifamily PLANNING DISTRICT: Heights -Hillcrest (4) CENSUS TRACT: 15 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: A multifamily project is proposed on 6.5 acres of Office zoned land. The PD -R is used to allow flexibility of design. There will be 222 units in six buildings with a clubhouse and pool. The buildings will be garden apartment style with three-story walkups. The construction will be brick veneer, pitched roofs with gables and dormers. The project will be fenced and gated, through use of wrought iron and brick columns. The site will provide 335 parking spaces with six handicapped. A one lot plat will be filed for record indicating items required. A. PROPOSAL RE UEST: To modify the current direction in development of Riverdale by substituting MF where the current plan and zoning are Office. This change to PD -R with medium to high density development will complement the several projects in place to the north and provide continuation of the long-term build out of Riverdale which started in the 1960's. B. EXI TING CONDITIONS: Flat ground with streets on three sides. The site has very good access to both commercial streets and a minor arterial. FILE IVO _ : , Z-6157 (Cont.) Abutting and nearby is a mix of office, single family and multifamily. Existing neighborhood zoning is mixed. C. ENGINEERING/UTILITY COMMENTS: PUBLIC WORKS COMMENTS: Sidewalks are to be construction on all boundary streets. Stormwater detention or approval of Levy district for increased runoff required prior to permit. A grading and NPDES permit will be required. Traffic Engineering and Civil reject plan as submitted. Driveways as shown near intersections are unacceptable to City Ordinance. Revise and resubmit after a conference with the Traffic Engineer. Utilities: Sewer/available, capacity contribution analysis and fee required, contact Wastewater. Water/on-site fire protection is required. Fire Department: Plan OK, but indicate current fire hydrants and proposed to provide minimum of 500 feet spacing or 400 feet from corner. D. ISSUES/LEGAL/TECHNICAL/DESIGN: • Cannot receive waiver of landscaping on plan or plat, it takes City Beautiful Commission Action. • The full average buffer width required along Riverfront Dr. and Brookwood Dr. is 20 feet. The minimum requirement when transferring buffer area to another part of the site is 13 1/2 feet. At no point should the buffer width drop below six feet in width. The site plan submitted provides for a buffer width along both Riverfront and Brookwood Drives of only four feet. • The Landscape Ordinance requires an average perimeter landscape strip width of six feet. Additionally, the Landscape Ordinance requires that six percent of the interior of the vehicular use area be landscaped with interior islands. The plan submitted is short of the interior requirement by 811 square feet. A waiver by the City Beautiful Commission would be required to reduce this interior requirement. Special attention to increasing the interior landscaping within the parking lot along Brookwood Drive will be necessary. • Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. E FILE ' NO.: Z-6157 (Cont. )_ _ • Indicate height of all buildings based on Zoning Ordinance definition. ■ Eliminate parking stalls in throat of access drives. + Is there an internal pedestrian walk system? + Indicate sign height, area, location. ® If 24 hour gates are used, so note. a Indicate any ancillary activity areas such as: laundry, gym, etc., Define Plan entitled 114 feet Scheme". ® Indicate more detail dimensions on buildings that would give a better feel for bulk, perhaps elevation. What are spaces between units? walks? • Indicate median cut on riverfront at primary entry. © How many car spaces are compact and where are they? o where are dumpsters or other trash collection facilities. e The plat element of this PD -R should be drawn in final plat form indicating those items of information required by Ordinance. This plat will be a staff approval matter after the Board of Directors approved PD -R is completed. E. ANALYSIS: The project as presented has enough issues yet to be resolved that deferral would be in order. However, assurances are made that before or shortly after the Subdivision Committee meeting answers would be forthcoming. The specific issues that staff is concerned about are: (1) no specifics on building height dimensions, elevations and access, (2) environmental considerations such as: on- site fire fighting or suppression, landscaping and buffering, (3) site preparation. Staff is not concerned about density in locations such as this provided the design deals with basic services, safety, access and appearance. The site is in the Heights Hillcrest District. The adopted Land Use Plan recommends Office. The proposal is for Multifamily. Staff can support a change in land use from Office to Multifamily. The area has changed to an area dominated by residential use. Some office and nonresidential use is mixed in with the residential to the south and east. F. STAFF RECOMMENDATIONS: Deferral until the next meeting unless the applicant can address the issues raised by staff and others. 3 E NO. - Z 6157 Cont. SUBDIVISION COMMITTEE COMMENT: (MAY 16, 1996) A lengthy meeting was held with discussion of the staff comments. The applicant presented some solutions that could be offered and indicated that by next Thursday, May 23, responses to the staff would be developed. David Scherer, of Public Works, made several comments in support of Public Works requirement that indicated serious redesign of the access points and drives is in order. The issue of gates on entry drives was discussed with the applicant indicating it would be determined whether the gates would be 24 hour or night time. After little resolution of the design issues, the Committee requested that the engineer return the needed information by Thursday. The request was then forwarded to the full Commission. SUBDIVISION COMMITTEE COMMENT: (MAY 28, 1996) This applicant has responded to Subdivision Comments by offering the following: 1. Landscaping is very near code compliance. Minor changes are being made per Bob Brown's direction. 2. Access has been restructed by removing the corner drives and providing two points of access. One is Riverfront Dr., one on Brookwood Dr. 3. Parking has been redesigned to accommodate landscaping changes, required parking and small cars. 4. The buffer which is normally 20 feet on Riverfront and Brookwood Drives is submitted as overlaying the six foot landscaping. No waiver required. 5. Curb and gutter will be utilized along parking and drives to protect greenery. 6. The height of all building will be three story except the clubhouse at one story. 7. A limited sidewalk system will be installed tying the buildings. 8. Fire hydrants -are shown as required. 9. Building elevations and typical site photos to illustrate the development character. 10. The freestanding sign will be a monument sign, masonry construction with inset panel with name and other information. 4 FILE ' NO ; :' Z--6157 (Cont. ) PLANNING COMMISSI.ON ACTION: (JUNE 6, 1996) The Staff in presenting this item and recommending placement on the Consent Agenda reported that there was a remaining issue to be resolved that being a comment from the Fire Department concerning the long driveways that terminated at trash dumpsters without benefit of a turnaround device. Fire Department reported that they needed access gates at the end of these drives or some design modification to reduce the lengthy backing maneuver required for their vehicles. Staff suggested to the Commission that this item be retained on the Consent Agenda with staff to work with Mr. Frank Riggins, the applicant on the project, and determine the resolution of the problem prior to sending this item to the City Board. The Commission determined that the staff suggestion was appropriate and placed the item on the Consent Agenda for approval subject to the Fire Department Comment. The motion to approve the Consent Agenda was passed by a vote of 10 ayes, 0 nays and 1 absent. 5 NO.: Z-6157 NAME: THE PARK APARTMENTS -- LONG -FORM PD -R LOCATION: 2200 Riverfront Drive DEVELOPER: WINTHER, INC. 3555 Timmons Lane Houston, TX 77227 (713)621-5200 ENGINEER: MEHLBURGER ENGINEERING 201 S. Izard Street P. O. Box 3837 375-5331 AREA: 6.50 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING• 0-3 PROPOSED USES: Multifamily PLANNING DISTRICT: Heights -Hillcrest (4) CENSUS TRACT: 15 VARIANCES RE UESTEi]: None STATEMENT OF PROPOSAL: A multifamily project is proposed on 6.5 acres of Office zoned land. The PD -R is used to allow flexibility of design. There will be 222 units in six buildings with a clubhouse and pool. The buildings will be garden apartment style with three-story walkups. The construction will be brick veneer, pitched roofs with gables and dormers. The project will be fenced and gated, through use of wrought iron and brick columns. The site will provide 335 parking spaces with six handicapped. A one lot plat will be filed for record indicating items required. A. PROPOSAL RE UEST: To modify the current direction in development of Riverdale by substituting MF where the current plan and zoning are Office. This change to PD -R with medium to high density development will complement the several projects in place to the north and provide continuation of the long-term build out of Riverdale which started in the 1960's. B. EXISTING CONDITIONS: Flat ground with streets on three sides. The site has very good access to both commercial streets and a minor arterial. FIVE NO. 2,-157 Cont. Abutting and nearby is a mix of office, single family sand multifamily. Existing neighborhood zoning is mixed. C. ENGINEERING/UTILITY COMMENTS: PUBLIC WORKS COMMENTS: Sidewalks are to be construction on all boundary streets. Stormwater detention or approval of Levy district for increased runoff required prior to permit. A grading and NPDES permit will be required. Traffic Engineering and Civil reject plan as submitted. Driveways as shown near intersections are unacceptable to City Ordinance. Revise and resubmit after a conference with the Traffic Engineer. utilities: Sewer/available, capacity contribution analysis and fee required, contact Wastewater. Water/on-site fire protection is required. Fire Department: Plan OK, but indicate current fire hydrants and proposed to provide minimum of 500 feet spacing or 400 feet from corner. D. ISSOESILEGALITECHNICALIDESIGN: ■ Cannot receive waiver of landscaping on plan or plat, it takes City Beautiful Commission Action. • The full average buffer width required along Riverfront Dr. and Brookwood Dr. is 20 feet. The minimum requirement when transferring buffer area to another part of the site is 13 1/2 feet. At no point should the buffer width drop below six feet in width. The site plan submitted provides for a buffer width along both Riverfront and Brookwood Drives of only four feet. • The Landscape Ordinance requires an average perimeter landscape strip width of six feet. Additionally, the Landscape Ordinance requires that six percent of the interior of the vehicular use area be landscaped with interior islands. The plan submitted is short of the interior requirement by 811 square feet. A waiver by the City Beautiful Commission would be required to reduce this interior requirement. Special attention to increasing the interior landscaping within the parking lot along Brookwood Drive will be necessary. • Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 2 FILE NO Z-6157(Cont.) • Indicate height of all buildings based on Zoning Ordinance definition. Eliminate parking stalls in throat of access drives. ■ Is there an internal pedestrian walk system? ■ Indicate sign height, area, location. • If 24 hour gates are used, so note. • Indicate any ancillary activity areas such as: laundry, gym, etc., • Define Plan entitled "4 feet Scheme". • Indicate more detail dimensions on buildings that would give a better feel for bulk, perhaps elevation. ■ what are spaces between units? Walks? • Indicate median cut on riverfront at primary entry. ■ How many car spaces are compact and where are they? • Where are dumpsters or other trash collection facilities. ■ The plat element of this PD -R should be drawn in final plat form indicating those items of information required by Ordinance. This plat will be a staff approval matter after the Board of Directors approved PD -R is completed. E. ANALYSIS• The project as presented has enough issues yet to be resolved that deferral would be in order. However, assurances are made that before or shortly after the Subdivision Committee meeting answers would be forthcoming. The specific issues that staff is concerned about are: (1) no specifics on building height dimensions, elevations and access, (2) environmental considerations such as: on- site fire fighting or suppression, landscaping and buffering, (3) site preparation. Staff is not concerned about density in locations such as this provided the design deals with basic services, safety, access and appearance. The site is in the Heights Hillcrest District. The adopted Land Use Plan recommends Office. The proposal is for Multifamily. Staff can support a change in land use from Office to Multifamily. The area has changed to an area dominated by residential use. Some office and nonresidential use is mixed in with the residential to the south and east. F. STAFF RECOMMENDATIONS: Deferral until the next meeting unless the applicant can address the issues raised by staff and others. FILE NO.: z-6157 (Cont.) SUBDIVISION COMMITTEE COMMENT: (MAY 16, 1996) A lengthy meeting was held with discussion of the staff comments. The applicant presented some solutions that could be offered and indicated that by next Thursday, May 23, responses to the staff would be developed. David Scherer, of Public Works, made several comments in support of Public Works requirement that indicated serious redesign of the access points and drives is in order. The issue of gates on entry drives was discussed with the applicant indicating it would be determined whether the gates would be 24 hour or night time. After little resolution of the design issues, the Committee requested that the engineer return the needed information by Thursday. The request was then forwarded to the full Commission. SUBDIVISION COMMITTEE COMMENT: (MAY 28, 1996) This applicant has responded to Subdivision Comments by offering the following: 1. Landscaping is very near code compliance. Minor changes are being made per Bob Brown's direction. 2. Access has been restructed by removing the corner drives and providing two points of access. One is Riverfront Dr., one on Brookwood Dr. 3. Parking has been redesigned to accommodate landscaping changes, required parking and small cars. 4. The buffer which is normally 20 feet on Riverfront and Brookwood Drives is submitted as overlaying the six foot landscaping. No waiver required. 5. Curb and gutter will be utilized along parking and drives to protect greenery. 6. The height of all building will be three story except the clubhouse at one story. 7. A limited sidewalk system will be installed tying the buildings. 8. Fire hydrants are shown as required. 9. Building elevations and typical site photos to illustrate the development character. 10. The freestanding sign will be a monument sign, masonry construction with inset panel with name and other information. 4 FILE NO..? Z-61157 (Cont.)— PLANNING COMMISSION ACTION: (JUNE 6, 1996) The Staff in presenting this item and recommending placement on the Consent Agenda reported that there was a remaining issue to be resolved that being a comment from the Fire Department concerning the long driveways that terminated at trash dumpsters without benefit of a turnaround device. Fire Department reported that they needed access gates at the end of these drives or some design modification to reduce the lengthy backing maneuver required for their vehicles. Staff suggested to the Commission that this item be retained on the Consent Agenda with staff to work with Mr. Frank Riggins, the applicant on the project, and determine the resolution of the problem prior to sending this item to the City Board. The Commission determined that the staff suggestion was appropriate and placed the item on the Consent Agenda for approval subject to the Fire Department Comment. The motion to approve the Consent Agenda was passed by a vote of 10 ayes, 0 nays and 1 absent. 61 NAME. Land Use Plan Amendment - Heights Hillcrest District LOCATION• Between Cantrell and Arkansas River, north of Cedar Hill Road REQUEST: Modify Land Use in Riverdale Area SOURCE: Staff - Z-6157 STAFF REPORT• The adopted Land Use Plan for area shows a different pattern than that which is developing. There is a large area of Office proposed either side of Riverfront Drive north of Cedar Hill Road. while there has been some office development, there has been more residential. In addition a mixed development has been approved for a large portion of the vacant land. In order to make the Plan more accurately portray the expect future development, a change is necessary. Between Brookwood Drive and the railroad tracks, there is Industrial and Office shown. Some of the area is zoned Industrial. The use is more office showroom - office warehouse, with some vacant land. A Mixed Office Warehouse classification would more closely reflect the existing and likely development. There is more multifamily in place than indicated. A change to recognized that north of Turtle Creek Lane is Multifamily is appropriate. In addition, the proposed multifamily south of Turtle Creek Lane should be included in this expanded Multifamily use area. Between Riverfront Drive and the Arkansas River, Turtle Creek Lane and Cedar Hill Road a mix of Multifamily, Single Family and Office exist. In addition most of the vacant land is part of a PUD of mixed uses. Therefore, the Mixed Use classification would appear appropriate. STAFF RECOMMENDATION: Approval FILE NO.: Z-61 NAME: THE PARK APARTMENTS -- LONG -FORM PD -R LOCATION: 2200 Riverfront Drive DEVELOPER: ENGINEER: WINTHER, INC. MEHLBURGER ENGINEERING 3555 Timmons Lane 201 S. Izard Street Houston, TX 77227 P. O. Box 3837 (713)621-5200 375-5331 AREA: 6.50 ACRES NUMBER OF LOTS: 1 FT, NEW STREET: 0 ZONING: 0-3 PROPOSED USES: Multifamily PLANNING DISTRICT: Heights -Hillcrest (4) CENSUS TRACT: 15 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: A multifamily project is proposed on 6.5 acres of Office zoned land. The PD -R is used to allow flexibility of design. There will be 222 units in six buildings with a clubhouse and pool. The buildings will be garden apartment style with three-story walkups. The construction will be brick veneer, pitched roofs with gables and dormers. The project will be fenced and gated, through use of wrought iron and brick columns. The site will provide 335 parking spaces with six handicapped. A one lot plat will be filed for record indicating items required. A. PROPOSAL RE UEST: To modify the current direction in development of Riverdale by substituting MF where the current plan and zoning are Office. This change to PD -R with medium to high density development will complement the several projects in place to the north and provide continuation of the long-term build out of Riverdale which started in the 1960's. B. EXISTING CONDITIONS: Flat ground with streets on three sides. The site has very good access to both commercial streets and a minor arterial. LE NO:: Z-6157 Abutting and nearby is a mix of office, single family and multifamily. Existing neighborhood zoning is mixed. C. ENGINEERING UTILITY COMMENTS: PUBLIC WORKS COMMENTS: Sidewalks are to be construction on all boundary streets. Stormwater detention or approval of Levy district for increased runoff required prior to permit. A grading and NPDES permit will be required. Traffic Engineering and Civil reject plan as submitted. Driveways as shown near intersections are unacceptable to City Ordinance. Revise and resubmit after a conference with the Traffic Engineer. Utilities: Sewer/available, capacity contribution analysis and fee required, contact Wastewater. Water/on-site fire protection is required. Fire Department: Plan OK, but indicate current fire hydrants and proposed to provide minimum of 500 feet spacing or 400 feet from corner. D. ISSUES/LEGAL/TECHNICALIDE:5 • Cannot receive waiver of landscaping on plan or plat, it takes City Beautiful Commission Action. • The full average buffer width required along Riverfront Dr. and Brookwood Dr. is 20 feet. The minimum requirement when transferring buffer area to another part of the site is 13 1/2 feet. At no point should the buffer width drop below six feet in width. The site plan submitted provides for a buffer width along both Riverfront and Brookwood Drives of only four feet. • The Landscape Ordinance requires an average perimeter landscape strip width of six feet. Additionally, the Landscape Ordinance requires that six percent of the interior of the vehicular use area be landscaped with interior islands. The plan submitted is short of the interior requirement by 811 square feet. A waiver by the City Beautiful Commission would be required to reduce this interior requirement. Special attention to increasing the interior landscaping within the parking lot along Brookwood Drive will be necessary. • Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 2 FILE NO.: Z-6157(Cont.) ■ Indicate height of all buildings based on Zoning Ordinance definition. • Eliminate parking stalls in throat of access drives. ■ Is there an internal pedestrian walk system? ■ Indicate sign height, area, location. ■ If 24 hour gates are used, so note. ■ Indicate any ancillary activity areas such as: laundry, gym, etc., + Define Plan entitled 114 feet Scheme". ■ Indicate more detail dimensions on buildings that would give a better feel for bulk, perhaps elevation. ■ What are spaces between units? Walks? • Indicate median cut on riverfront at primary entry. ■ How many car spaces are compact and where are they? • Where are dumpsters or other trash collection facilities. ■ The plat element of this PD -R should be drawn in final plat form indicating those items of information required by Ordinance. This plat will be a staff approval matter after the Board of Directors approved PD -R is completed. E. ANALYSIS• The project as presented has enough issues yet to be resolved that deferral would be in order. However, assurances are made that before or shortly after the Subdivision Committee meeting answers would be forthcoming. The specific issues that staff is concerned about are: (1) no specifics on building height dimensions, elevations and access, (2) environmental considerations such as: on- site fire fighting or suppression, landscaping and buffering, (3) site preparation. Staff is not concerned about density in locations such as this provided the design deals with basic services, safety, access and appearance. The site is in the Heights Hillcrest District. The adopted Land Use Plan recommends Office. The proposal is for Multifamily. Staff can support a change in land use from Office to Multifamily. The area has changed to an area dominated by residential use. Some office and nonresidential use is mixed in with the residential to the south and east. F. STAFF RECOMMENDATIONS: Deferral until the next meeting unless the applicant can address the issues raised by staff and others. 3 FILE NO..:- , Z-6157 (Cont.) SUBDIVISION COMMITTEE COMMENT: (MAY 16, 1996) A lengthy meeting was held with discussion of the staff comments. The applicant presented some solutions that could be offered and indicated that by next Thursday, May 23, responses to the staff would be developed. David Scherer, of Public Works, made several comments in support of Public Works requirement that indicated serious redesign of the access points and drives is in order. The issue of gates on entry drives was discussed with the applicant indicating it would be determined whether the gates would be 24 hour or night time. After little resolution of the design issues, the Committee requested that the engineer return the needed information by Thursday. The request was then forwarded to the full Commission. SUBDIVISION COMMITTEE COMMENT: (MAY 28, 1996) This applicant has responded to Subdivision Comments by offering the following: 1. Landscaping is very near code compliance. Minor changes are being made per Bob Brown's direction. 2. Access has been restructed by removing the corner drives and providing two points of access. One is Riverfront Dr., one on Brookwood Dr. 3. Parking has been redesigned to accommodate landscaping changes, required parking and small cars. 4. The buffer which is normally 20 feet on Riverfront and Brookwood Drives is submitted as overlaying the six foot landscaping. No waiver required. 5. Curb and gutter will be utilized along parking and drives to protect greenery. 6. The height of all building will be three story except the clubhouse at one story. 7. A limited sidewalk system will be installed tying the buildings. 8. Fire hydrants are shown as required. 9. Building elevations and typical site photos to illustrate the development character. 10. The freestanding sign will be a monument sign, masonry construction with inset panel with name and other information. 4 FILE NO.:- Z-6157 (Cont.) PLANNING COMMISSION ACTION: (JUNE 6, 1996) The Staff in presenting this item and recommending placement on the Consent Agenda reported that there was a remaining issue to be resolved that being a comment from the Fire Department concerning the long driveways that terminated at trash dumpsters without benefit of a turnaround device. Fire Department reported that they needed access gates at the end of these drives or some design modification to reduce the lengthy backing maneuver required for their vehicles. Staff suggested to the Commission that this item be retained on the Consent Agenda with staff to work with Mr. Frank Riggins, the applicant on the project, and determine the resolution of the problem prior to sending this item to the City Board. The Commission determined that the staff suggestion was appropriate and placed the item on the Consent Agenda for approval subject to the Fire Department Comment. The motion to approve the Consent Agenda was passed by a vote of 10 ayes, 0 nays and 1 absent. A NAME• Land Use Plan Amendment - Heights Hillcrest District LOCATION• Between Cantrell and Arkansas River, north of Cedar Hill Road REQUEST• Modify Land Use in Riverdale Area SOURCE: Staff - Z-6157 STAFF REPORT: The adopted Land Use Plan for area shows a different pattern than that which is developing. There is a large area of Office proposed either side of Riverfront Drive north of Cedar Hill Road. While there has been some office development, there has been more residential. In addition a mixed development has been approved for a large portion of the vacant land. In order to make the Plan more accurately portray the expect future development, a change is necessary. Between Brookwood Drive and the railroad tracks, there is Industrial and Office shown. Some of the area is zoned Industrial. The use is more office showroom - office warehouse, with some vacant land. A Mixed Office Warehouse classification would more closely reflect the existing and likely development. There is more multifamily in place than indicated. A change to recognized that north of Turtle Creek Lane is Multifamily is appropriate. In addition, the proposed multifamily south of Turtle Creek Lane should be included in this expanded Multifamily use area. Between Riverfront Drive and the Arkansas River, Turtle Creek Lane and Cedar Hill Road a mix of Multifamily, Single Family and Office exist. In addition most of the vacant land is part of a PUD of mixed uses. Therefore, the Mixed Use classification would appear appropriate. STAFF RECOMMENDATION: Approval