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HomeMy WebLinkAboutCBC-629-UNIVERSAL HOUSING GROUP Staff MinutesJanuary 9, 2014 ITEM NO. I - C.B.C. 629 - NEW MATTERS Applicant: Address: Description: ORDINANCE RE UIREMENTS: Universal Housing Group A. J. Gilbert, Owner Marvelous Landscapes, LLC; Agent 1300 Block of Aldersgate Road, west side Long Legal, 1.688 acres Chapter 15, Section 15-96. Perimeter planting strips. (a) A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street, highway or freeway. This strip shall be at least nine (9) feet wide. The perimeter planting strip adjacent to freeways or expressways shall be at least thirty (30) feet wide except within mature areas. VARIANCE REQUESTED: (1) To allow a new multifamily development with portions of the buildings, a swimming pool and detention area to be located in the thirty (30) foot buffer adjacent to I-430, reducing the buffer by as much as fifteen (15) feet. FINDINGS: The applicant filed a site plan review with the Planning Commission to allow for the construction of a forty-eight (48) unit multifamily development on this MF-24 two (2) acre tract. It was determined early in the review process that the ownership of the two (2) acre tract actually went to the centerline of Aldersgate Road. Once the required right-of-way is dedicated, the resulting tract is 1.688 acres in size. Constructing the forty-eight (48) unit development on the remaining 1.688 acre tract results in a density of 28.4 units per acre, exceeding the allowable density of 24 units per acre. The application was amended to a PD-R. The developer is proposing to build three (3) buildings of multi -family housing. Two of the buildings are proposed with 12-units and one is proposed with 24-units. The proposal includes the construction of a 2, 080 square foot clubhouse with a pool. The buildings are proposed three - stories in height with a maximum building height of 40-feet. The request includes a reduction in the number of parking spaces typically required to serve the development. The site plan indicates 67-spaces. The ordinance would typically require the placement of 1 '/2 spaces per unit or a total of 72 parking spaces. The applicant has indicated up to 50 percent of the parking spaces will be covered. The request also includes a variation from Sections 36-522(a)(3) and 15-96(a) which state, street buffers and perimeter planting strips shall be a minimum of thirty (30) feet in width when abutting an expressway except within the mature area. The plan indicates portions of the buffer along I-430 reduced to 15-feet near the northwest portion of the site. The pool is also proposed within the 30-foot buffer along I-430. Within the buffer area the applicant is proposing to provide up to 1 '/2 times the amount of landscaping typically required in this area to off -set the encroachment. Overall on the site, the applicant has indicated a commitment to provide additional trees and larger size greenery than the amount typically required by City ordinance. Some areas of undisturbed buffer of existing vegetation are indicated to be preserved along the interstate frontage. In addition to the area of existing vegetation to be preserved along the interstate perimeter, the applicant is proposing to plant trees and shrubs at the rate of 1 '/2 times the ordinance requirement. The property has 426 linear feet of frontage on that perimeter; requiring 14 trees (1 tree per every 30 feet) and 42 shrubs (1 shrub per every 10 feet). The applicant proposes to install 21 River Birch and Slash Pine trees and 63 Eleagnus shrubs. The shrubs are indicated as being 30"- 34" inches in height at planting; exceeding the ordinance required minimum height of 18". On the front of the site, the applicant is proposing to utilize Red Maples, Forest Pansy Redbuds and Foster's Holly trees and Needlepoint Holly and Cleyera shrubs. The maples are indicated as being 2 '/2" — 3" caliper at planting, exceeding the minimum caliper of 2". Staff has concerns with the proposed development. Although the site is being reduced from 2 acres to 1.688 acres by the right-of-way dedication, the applicant did not reduce the size or scope of the proposed development. The plan results in reduced building setbacks and parking space numbers. Additionally, the development encroaches into the required thirty (30) foot interstate perimeter buffer/landscape strip. At some points, the encroachment is fairly substantial. Staff feels the applicant may be trying to fit too much development on the tract, resulting in the need for the several variances. At their November 14, 2013 meeting, the Planning Commission voted to recommend approval of the proposed PD-R zoning. STAFF RECOMMENDATION: Staff recommends denial of the requested variance.