HomeMy WebLinkAboutZ-6992 Staff AnalysisMarch 26, 2001
Item No.: 6
File No.: Z-6992
Owner: Armistead Apartments, Inc.
Address: 25,000 - 25,100 Chenal Parkway
Description: Lots 4B and 4C, Northwest Territory
Zoned: MF -18
Variance Requested: A variance is requested from the
on-site parking provisions of
Section 36-502.
Justification: The applicant's justification is
presented in an attached letter.
Present Use of Proper : Undeveloped
Proposed Use of Property: 18 unit, Easter Seals apartment
development
Staff Report:
A. Landscape Review:
Areas set aside for buffers and landscaping meet with
ordinance requirements.
An irrigation system to water landscape areas is required.
Prior to a building permit being issued, it will be
necessary to provide landscape plans stamped with the seal
of a registered Landscape Architect.
The City Beautiful Commission recommends preserving as many
trees as feasible on this tree covered site. Extra credit
toward fulfilling Landscape Ordinance can be given when
preserving existing trees of six-inch caliper or larger.
B. Public Works Issues:
With Building Permits:
1. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
March 26, 2001
Item No.: 6 (Cont.)
2. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
3. Provide design of street conforming to "MPS" (Master
Street Plan). Construct one-half street improvement to
these streets including 5 -foot sidewalks with planned
development. Improvements as shown are not approved.
4. Stormwater detention ordinance applies to this property.
5. Grading permit will be required on this development, if
it is regulated by Ordinance 18,361.
C. Staff Analysis:
Easter Seals proposes to build a small, 18 unit apartment
complex on the MF -18 zoned 4.2± acre tract located at 25,000
- 25,100 Chenal Parkway. This undeveloped tract is located
at the far northwest corner of the City, near the
intersection of Chenal Parkway and Arkansas State Highway
300. The development consists of 5 buildings built around a
circular driveway. Four of the buildings contain 4 units
each. The 5t' building contains 2 units and a community
room. All required setbacks are met or exceeded. Easter
Seals has proposed to construct 22 vehicle parking spaces, 6
of which will be handicap accessible. The code requires 1.5
parking space per unit, a total of 27 parking spaces.
Staff is supportive of the variance request. Although the
development is a 18 unit apartment complex with fully
independent living arrangements in each apartment, the
residents are clients of the Easter Seals program for
developmentally disabled persons. Few of the residents will
drive so the parking, for the most part, is for visitors,
Easter Seals staff and travel vans. As long as the
apartments are occupied by Easter Seals' clientele, the
proposed 22 parking spaces should prove to be sufficient.
D. Staff Recommendation:
Staff recommends approval of the requested parking variance
subject to compliance with the following conditions:
With the following conditions:
1. The 18 unit apartment development is to continue to be
owned by Easter Seals and the apartments are to be
occupied by clients of the Easter Seals program.
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March 26, 2001
Item No.: 6 (Cont.)
2. Compliance with Public Works comments including any
variance or waiver of those requirements as may be
granted by the Board of Directors or the Director of
Public Works.
3. Compliance with the City's Landscape and Buffer
Ordinances.
BOARD OF ADJUSTMENT: (MARCH 26, 2001)
Brian Dale of White-Daters Engineers and Paula Hibbs of Easter
Seals were present representing the application. Staff presented
the item and a recommendation of approval.
William Ruck asked why a variance was being sought. Brian Dale
responded that the typical resident of the facility would not
drive and the full parking requirement was not needed.
Paula Gibbs stated there would be 18 units, 1 manager's unit and
17 that would be occupied by persons with disabilities ranging
from severe physical handicaps to mental retardation. Ms. Gibbs
stated that all 18 units would have one bedroom only.
Norm Floyd asked if the residents would require caregivers.
Ms. Gibbs responded that the residents must be capable of living
independently but that a support person might come by once -a -day
or once -a -week.
In response to a question from Norm Floyd, Ms. Hibbs acknowledged
that some of the residents would drive.
Larry Bates, architect for the project, commented that the
property had contours that dictated how the site could be
developed and also added to the reduction in the number of
parking spaces. Mr. Bates added that there were no immediate
plans to expand onto the property behind this site.
A motion was made to approve the parking variance subject to
compliance with the conditions recommended by staff. The vote
was 5 ayes, 0 noes and 0 absent.
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