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Stoneleigh 1P/PP-CS 970109 (2)Board of Adjustment January 9, 1997 Page 2 ITEM 4: Public Hearing to consider a two-part request regarding the Riverchase Planned Development: A. Special exception from Section 18-4 of the City's Zoning Ordinance, to. reduce the number of parking spaces from the required 912 to 830 in this MF-2 zoned district; and B. Variance from Section 18-9 of the City's Zoning Ordinance, to allow two 36-cubic yard trash compactors, in lieu of the required twelve 6- cubic yard dumpsters. Greg Jones reported that the pages from the Ordinance pertaining to these two requests are included in the packets. With regard to parking requirements, he noted that two spaces are required for each one- and two-bedroom unit, and two and one-half spaces for each three- bedroom unit. He explained that the applicant provided a chart of parking comparisons with other cities in the DFW area, noting that the 2.3 parking spaces per unit is generous in comparison with others. Greg Jones explained that the Ordinance also requires at least one 6-cubic yard refuse container per 30 multi-family dwelling units, with a limit regarding the travel distance to those refuse containers. He noted that since the packets were prepared, the applicant has clarified the fact that the First Worthing Co. plans to provide a 3-times-per-week curbside pickup of trash to the trash compactors. Chairman Bizzell invited the applicant to step forward to present his case. Brenda McDonald, representing First Worthing Co., inquired as to whether the two requests should be presented separately or together, and Chairman Bizzell indicated that a motion to that effect would be made following the testimony. Ms. McDonald explained that the Zoning Ordinance requires 912 parking spaces for this 360-unit apartment complex, but they are seeking a special exception to allow 830 parking spaces, equating to a reduction of 82 spaces. Ms. McDonald explained that the second portion of the request is for a variance from the refuse requirement to allow for the placement of two 36-cubic yard trash compactors, versus the twelve six-cubic yard refuse receptacles. She noted that the City code really doesn't address the use of compactors, so the approval of their use is part of this request. She introduced Mark Wagner, Chairman of First Worthing Co., who provided a brief overview of the proposed Stoneleigh project, noting that it will be a high-profile apartment community, similar to the JPI property. Specifically, the project will co,nsist of 168 one- bedroom, 168 two-bedroom, and 24 three-bedroom apartments, with many special amenities, including vaulted ceilings, fireplaces, 108 detached garages, oversize garden tubs, etc. The property will be heavily landscaped with one large clubhouse at the main entrance, one main swimming pool and two satellite swimming pools, and a perimeter fence with limited access gates. Board of Adjusunent January 9, 1997 Page 3 Chairman Bizzell asked if the garage spaces were included in the proposed parking, and Mr. Wagner indicated that they were, and the reduction involves only the non-enclosed parking spaces. To explain the rationale of the request, Ms. McDonald distributed parking data survey results of First Worthing's 41 Dallas-area properties, which reveals that the demand is 1.25 spaces per unit or .89 vehicles per bedroom, whereas Coppell parking requirements are 2.5 spaces per unit or 1.58 vehicles per bedroom. She also referred to the chart which compares First Worthing's request with the JPI project, due to the fact that the Ordinance states that the "character of the development" is to be considered, and Stoneleigh will be very similar to IPI. First Worthing's proposed parking will be 830 non-tandem spaces, compared to JPI's 872 spaces which includes 100 tandem spaces. Chairman Bizzell asked if the other First Worthing properties are equivalent in nature to this proposed project, and Mr. Wagner indicated that many of them are equivalent, but not all. Referring to the applicant's checklist, Commissioner Glasener asked for verification on the answer of "yes" to question//4, in which the applicant indicates that it is difficult to comply with the parking ordinance and the landscape ordinance also. Ms. McDonald indicated that it would be their preference to have grass and landscaping as opposed to paved asphalt areas surrounding the development. Commissioner Glasener also asked if the boats and trailers were considered in determining the number of vehicles per unit, and Mr. Wagner indicated that those items really aren't a factor among apartment dwellers. Ms. McDonald briefly described the refuse variance request, noting that rather than provide the 12 dumpster units, each on its own pad and surrounded by a screening wall, First Worthing is proposing the use of two 36-cubic yard trash compactors, as well as three-times- per-week curbside trash pickup. This option would reduce odor and noise potential, while improving aesthetics and convenience. Commissioner Glasener asked about the safety factor concerning the presence of a trash compactor on the property, and Mr. Wagner indicated that the trash compactor can be activated only by the maintenance staff using a key. Meeting was opened to the public. No one spoke in favor of or in opposition to the request. Meeting was closed to the public and opened to the Board for discussion. Motion was made by Commissioner Hymer that the two requests be considered separately. Motion was seconded by Commissioner Fmka and a vote was taken. Motion carried, 5 to 0. Commissioner Hymer reminded Board members that the Ordinance states that there's a two- part test to use in considering a special exception. Commissioner Glasener inquired about the thought-process of City Council when the Ordinance was written regarding the number of required parking spaces. Greg Jones indicated that he was not aware of the history behind establishing the requirement, and that Board of Adjustment January 9, 1997 Page 4 until the arrival of JPI, such an application hadn't been received. He noted, however, that the parking ratio at JPI appears to be working, as no parking problems have been reported to the City. Commissioner Glasener asked whether overflow parking would go onto Riverchase, and Greg Jones indicated that parking would not be allowed on Riverchase Drive. If that happened, it would be handled through the Police Department. Motion was made by Commissioner Hymer to grant the special exception for a reduction in parking from the require 912 to 830. Motion was seconded by Commissioner Frnka, and a vote was taken. Motion carried, 4 to 1, with Commissioner Glasener voting in opposition. Special exception granted. Commissioner Frnka noted that the idea of twelve dumpsters distributed around the property would be an unsightly distraction to the quality of the development, noting that dumpsters are a continual maintenance problem, as well as a health hazard. Chairman Bizzell asked if it would be necessary to require some type of policing of the proposed curbside pickup, and Greg Jones indicated that the last time this type of issue was heard, the enforcement issue was written into the motion. Commissioner Stonecipher noted that he originally had a concern with the walking distance from the middle of the complex out to the compactors, but the assurance of curbside pickup eliminates that concern. Motion was made by Commissioner Stonecipber that the variance allowing two 36-cubic yard trash compactors be granted, with the stipulation that the three-times-per-week curbside trash pickup be maintained. Motion was seconded by Commissioner Hymer and a vote was taken. Motion carried, 5 to 0. Variance granted. ITEM 5: Public Hearing to consider a request for an appeal from Section 41-3(2) of the City's Zoning Ordinance, which concerns the powers and duties of the Board of Adjustment to hear and decide appeals regarding an interpretation of zoning regulations made by the Chief Building Official. Mr. Peter Kavanagh of Zone Systems, Inc., is requesting consideration of an appeal of the Chief Building Official's interpretation of Section 23-1(9), regarding the installation of a radio signal transmitting antenna in a "C" and "LI" zoned district. Greg Jones explained that this cellular transmission tower, for placement along Sandy Lake Road, is being requested by Sprint. In addition to this appeal before the Board of Adjustment, he noted that the applicant is currently going through the SUP request process. Having discussed this issue with Director of Planning Gary Sieb, regarding the actual classification of this use, Greg Jones noted that these requests normally'require a SLIP, and that the use that is allowed "by right" would allow for a receiving satellite dish or tower. He noted that the City has heard several similar requests lately through the SUP process, and various restrictions have been placed on each one. He further explained that this request would also most appropriately be handled through Planning and Zoning as a classification of