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HomeMy WebLinkAboutS-0420 Staff AnalysisDEVELOPER'S STATEMENT: BRIGHTWATERS APARTMENTS June 10, 1983 Brightwaters is a 256 unit planned residential community on a 10.59 acre site in the Riverdale Addition, fronting on the Arkansas River. The zoning history of Riverdale reveals a continual contraction of the amount of land allocated for residential use. Riverdale's infra- structure was originally planned to accommodate two to three times the number of dwelling units that are now contemplated. In spite of the shrinkage of land zoned for residential use, the area is excellent for multi -family development. It is close to working places downtown and well supported by local conveniences and services which have most recently been enhanced by the commercial development along Cantrell Road including the new K-Mart Store and Skaggs:/Albertsons. There are already a number of proven multi -family properties just two or three blocks away on Rebsamen Park Road. There is a strong market in the Riverdale neighborhood for units designed for one and two person households. Brightwaters responds to the market with a unit mix that is 70% one bedroom and 30% two bedrooms. Units are small but well appointed, including amenities not usually found in these developments, such as washers and dryers. Multi -family housing is an industry that is very responsive to rapidly increasing construction costs and financing costs. The goal of the Brightwaters design is to pro- vide affordable housing in the face of ongoing cost escalation. The smaller unit sizes result in a lower building coverage ratio than would be anticipated in a development with larger units and a more typical unit mix. The lower number of persons per household results in a lower density (persons per acre) than would a typical project at the same unit density. The planners were able to minimize the ratio of paved area to total site area, by creating a building scheme that is "loaded" on one side only, meaning that all the apartment entrances are from one side of the building. Offsets in the front plane of the buildings, occasioned by the need for apartment entrances and stairs, provide architectural interest to the building design while maintaining economy of construction. The roof lines of the buildings will be varied to achieve more visual interest and "curb appeal". The developer has made a major commitment for landscaping of the develop- ment to enhance the curb appeal and provide privacy and screening for surrounding areas. To summarize, the request for Planned Unit Development zoning at a density of 24 units per acre is predicated upon the following considerations: (1) The reduced total number of dwelling units to be built in Riverdale causes some concern that a "critical mass" will not be achieved -2- which will be required to make the neighborhood a desirable place in which to live; (2) Site development costs, particularly those pertaining to drainage, are inordinately high in this area and the economics of multi- family development require a larger number of units and/or a higher A number of units per acre of developed land; (3) Predominately small units for small households means that the ground coverage ratio and the density of persons per acre will not be excessive; (4) The infrastructure in Riverdale was planned for a much greater number of apartment units than will ultimately be built in the develop- ment; and (5) The continuing commercial development along Cantrell Road and Rebsamen Park Road in the immediate vicinity of Riverdale provide support services that make Riverdale desirable for higher density apartment development. -3- July 12, 1983 SUBDIVISIONS Item No. 9 - Z-4047 -- File No. 420 NAME: Brightwater Apts. Long Form "PRD" LOCATION: North Side of Riverfront Dr., Approx. 523 Feet West of the Intersection of Riverfront and Turtle Creek Lane APPLICANT: Brad Walker DEVELOPER: ARCHITECT: Wengroup Gene Levy Riverdale Corp. Cromwell Firm 2200 Worthen Bank #1 Spring Bldg. Little Rock, AR 72201 Little Rock, AR Phone: 371-0808 Phone: 372-2900 AREA: 10.59 acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: "MF-18" (Existing) PROPOSED USES: "PRD" (Apartments) A. History of the Site None. B. Development Statement The Developer envisions this project as a means of fulfilling a significant need for residential, multifamily and affordable housing in the community. Due to its close proximity to Downtown, its support by the wide array of local conveniences and services enhanced by the recent K-Mart and Skaggs development along Cantrell Road, the site is a prime choice for multifamily development. The development also responds to the strong market in the Riverdale neighborhood for units designed for one and two person households, since it provides a unit mix that is 70 percent one -bedroom and 30 percent two -bedrooms. Affordable housing has been addressed by minimizing the ratio of paved area to total site area, by creating a building scheme that is "loaded" on one side only, meaning that all the apartments entrance are July 12, 1983 SUBDIVISIONS Item No. 9 - Continued are front ones out of the building. Offset in the front planes of the buildings, occasioned by the need for apartment entrances and stairs, provide architectural interest to the building design while maintaining economy of structure. These units will include a full amenity package, including washers and dryers. The rooflines of the buildings will be varied to achieve more visual interest and "curb appeal." Landscaping will be provided to enhance the curb appeal and provide privacy and screening for the surrounding areas. C. Proposal (1) The construction of 15 buildings on 10.59 acres at a density of 24 units per acre. (2) Development Scheme No. of Units 92 92 36 36 256 Total (3) Schedules of Uses Unit Type 1-Bedroom 1-Bedroom 2-Bedroom 2-Bedroom Unit Size 564 sq. ft. 586 sq. ft. 735 sq. ft. 760 sq. ft. Building Coverage 19% Open Space Private Usable (Patios) ............ 0.06 acres Common Usable 5.61 acres Common Nonusable ................... 2.86 acres (4) Parking Proposed .................. 2.16 spaces D. PUD Requirements (1) Minimum of 10 to 15 percent area shall be designated as common usable open space. This plan complies. (2) Adherence to Landscaping Ordinance of the City. The applicant is asked to comply. July 12, 1983 SUBDIVISIONS Item No. 9 - Continued (3) Minimum size of 2.0 acres. This plan complies. E. Engineering Considerations None. F. Analysis The proposal was submitted as a PUD, since it is developed at a density that exceeds the allowed 18 units per acre. Relative to this issue, the applicant has stated that they have used "small unit sizes" which result in "a lower building coverage ratio than would be anticipated in a development with larger units and a more typical unit mix." Also, "the lower number of persons per household result in a lower number of persons per acre than a typical project at the same unit density." Technically, the proposal meets submission requirements with the exception of a development timetable. The applicant should furnish staff with this information. Approval of the proposed will firmly delineate land use types in Riverdale, since this is one of the last residential parcels in the area. The majority of the other land is zoned or developed for use as offices. G. Staff Recommendation Approval, subject to comments made. SUBDIVISION COMMITTEE REVIEW: The applicant was present. There was a brief discussion of the proposal. There were no problems presented in the course of the discussion. PLANNING COMMISSION ACTION: This application was represented by Mr. Brad Walker who is an attorney for the Wengroup Riverdale Corporation, Mr. Joe Johnson, an architect with the Cromwell Firm and Mr. Larry Martin, Chairman of Wengroup, the Developer of the project. Mr. Martin made statements relative to density of the proposal. He felt that a thorough understanding of the density question as it relates to this project would require a look at, not only the density of use, but the intensity of the use of which the most appropriate is the number of bedrooms. A conventional apartment complex in an "MF-18" July 12, 1983 SUBDIVISIONS Item No. 9 - Continued zoning district would include a unit mix of about 30% one -bedrooms, 60% two -bedrooms, 10% three -bedrooms with a total of 342 bedrooms on the site. A one -bedroom unit will usually generate a demand for one person and one car. In contrast, this development has 256 units with a unit mix that includes 72% one -bedrooms, 28% two -bedrooms, and 328 total bedrooms. Therefore, this development exceeds the amount of apartments generally allowed in an "MF-18" District but has fewer bedrooms. This fact relates directly to the intensity of use, traffic generated and amount of required parking in the area. Based on this observation, Mr. Martin stated that the development would not prove to overload the infrastructure. He submitted to the staff, seven letters from neighboring property owners supporting the application. Opposers to the project were from the Round River Condominium Project, which borders the site on the west. The main issues generating concern were the location of the swimming pool, a lack of proper notification and additional screening. Mr. Johnson showed the Commission an alternate plan to remove the swimming pool from the north property line. Mr. Charles Capp asked that the Commission defer its decision until the residents had time to evaluate the total project, since it was felt that proper notice had been given due to the receipt of notification of July 5th. The Ordinance requires 10 days notice before public hearing. Staff reported that their records show that notices were mailed July 1st. This was considered acceptable, since past legal opinions determine that the date should be figured from the date mailed and not received. Mr. Martin stated that they had exceeded the legal requirement by notifying 51 owners, instead of the required 25. He expressed a willingness to work with the residents on the location of the swimming pool and additional landscaping arriersubject motion was made and passed for approval to the applicant working with the Property Owners' Association of Round River Condominiums to develop an acceptable screening agreement before the City Board meeting. The vote -- 9 ayes, 0 noes and 2 absent.