StoneleighP2/PP,SP-CS 980507Board of Adjus~n~nt
May 7, 1998
Page 4
ITEM 5:
Public Hearing to consider a three-part request for Stoneleigh at Riverchase, Phase II,
located at 1315 Riverchase Drive. Mr. Brian Selbo, representing Republic Property
Group, is requesting the following:
1)
2)
3)
A 45-f~. variance from Section 18-3(D) of the City's Zoning Ordinance to allow
for the construction of two-story apartment buildings facing the golf course. The
City's Zoning Ordinance requires a 60-ft. setback from adjacent property lines for
buildings in excess of one story in height, where an MF zoning district adjoins an
SF zoning district.
A special exception from Section 18-4 of the City's Zoning Ordinance to reduce
the number of parking spaces from the required 817 spaces to 734 parking spaces,
in this MF-2 zoning district. The City's Zoning Ordinance requires two parking
spaces for every 1- and 2-bedroom unit, and 2-1/2 parking spaces for every 3-
bedroom unit.
A variance from Section 18-9 of the City's Zoning Ordinance to allow two 36-
cubic-yard trash compactors, in lieu of the required 11 dumpsters.
Greg Jones indicated that this request applies to Phase II of the Stoneleigh apartment complex. The
applicant also came before the Board in January of 1997 and was granted similar special exception for
Phase I, as has the JPI apartment project.
Greg Jones explained that because the adjoining golf course is zoned SF-12, the Zoning Ordinance
requires a 60-f~. setback, where two-story apartments adjoin single family houses. In this case, however,
he noted that the apartments adjoin a golf course, rather than.single family homes, so the 60-f~. setback is
really not needed. Regarding the special exception for the reduction in parking spaces, he noted that the
City is not aware of any parking problems for IPI, which was approved for a similar special exception.
For the third request regarding trash compactors in lieu of dumpsters, Greg Jones noted that the
arrangement for trash pick-up in Phase I seems to be working well, and he would recommend approval of
the same for Phase II.
The applicant was invited to step forward to present his case.
Bill Dahlstrom, representing the owner and applicant, referred to the site plan, summarizing that this
19.8-acre project is designed to be an upscale, high quality multi-family development. He noted that the
overall design has gone through some serous environmental and aesthetic considerations, noting that the
area will be heavily landscaped. He pointed out a few unique aspects of this site, reporting that the
developer agreed to construct Fairview Drive, which will take a 1.2-acre tract of land out of the middle of
this development. He explained that the MF-2 zoning allows 22-unit per acre density which equates to
432 units, but the developer is voluntarily reducing the density by 25 percent, to 322 units for a density of
about 16.4 units per acre, thereby allowing for more landscaping. He noted that the golf course actually
infringes on this property in a few areas, and a portion of the property is also considered to be unbuilable
due to floodplain status, so these physical aspects have also contributed to the decrease in actual building
area.
Board of Adjustment
May 7, 1998
Page 5
Regarding the special exception for parking, he noted that the City requires 2.5 parking spaces per unit,
and this request involves a 10 percent reduction, to 2.3 parking spaces per unit. Mr. Dahlstrom pointed
out that the remaining .2 percent is thought to be unnecessary, based on studies conducted at/PI and
other similar multi-family complexes. He further noted that the 60-ff setback requirement makes sense
under normal conditions where two-story apartments border single family dwellings, but does not really
apply in this situation where a golf course is the adjoining l~roperty. Regarding the trash compactor
versus dumpster issue, Mr. Dahlstrom explained that they would be required to provide eleven 6-cubic
yard dumpsters on this property, but are instead requesting two trash compactors. He noted that this
same request was approved for Phase I, and Phase II will consist of 58 fewer units that Phase I. He
further verified that door-to-door trash pick-up is planned. He noted that literal enforcement of the
Ordinance would create visual clutter, odor, and the noise associated with constant drop-off of trash at
dumpsters, whereas the reduction to two trash compactors will allow for more landscaping to beautify
the area.
Chairman Kertz asked how often the door-to-door trash pick-up will be done, and Mr. Dahlstrom
responded that it would be conducted three times per week, just as in Phase I. Commissioner
Stonecipher asked for clarification of the setback, and Mr. Dahlstrom explained that it is a variance of 45
feet, which actually applies to only one building; the variance requests for the remaining buildings would
be less than 45 feet.
Chairman Kertz asked for clarification of the calculation of setbacks with regard to easements, and G-reg
Jones verified that all setbacks are calculated from the property line to include any easements.
The public hearing was opened to the public. No one spoke in favor of or in opposition to the variance
request. ·
The hearing was closed to the public and opened to the Board for discussion.
Commissioner Hymer made a motion to consider each of the three requests separately. The motion was
seconded by Commissioner Stonecipher, and a vote was taken. Motion carried, 5 to 0.
Reduction of 83 parking spaces, fi'om 817 spaces to 734 spaces:
Greg Jones read Section 41.3(D) of the Zoning Ordinance which discusses the powers and duties of the
Board in consideration of a parking reduction. Commissioner Hymer commented that, "where the
character or use of the building is such as to make unnecessary the full provision of parking", is the key
phrase that applies to this situation.
Motion was made by Commissioner Hymer that the special exception for parking be granted. Motion
was seconded by Commissioner Stonecipher and a vote was taken. Motion carded, 4 to 1, with
Commissioner Hohnholt voting in opposition.
Board of Adjustment
May 7, 1998
Page 6
45-ft. variance to the required 60-fL setback:
Commissioner Hohnholt commented that he did not feel the golf course would ever revert back to single
family housing, and it was further noted that it is a floodplain area, anyway. Commissioner Stonecipher
commented that considering the intent of the Ordinance, tl~is is a perfect example of circumstances which
warrant a variance.
Motion was made by Commissioner Hohnholt that the 45-f~. variance be granted. Motion was seconded
by Commissioner Seifert and a vote was taken. Motion carried, 5 to 0. Variance granted.
Trash compactors in lieu of dumpsters:
Chairman Kertz commented that perhaps the motion should stipulate that the door-to-door pick-up be
conducted three times per week.
Motion was made by Commissioner Seifert that the variance be granted to allow two trash compactors in
lieu of the required 11 dumpsters, with the stipulation that a door-to-door trash pick-up service be
conducted three times per week. Motion was seconded by Commissioner Hymer, and a vote was taken.
Motion carded, 5 to 0. Variance granted.
OTllER BUSINESS:
Referring to the Code of Conduct included in the packet, Chairman Kertz explained that it was
distributed at the latest training session with City officials, and 'each Board member is asked to follow
those guidelines during their terms of service.
ADJOURNMENT:
Motion was made by Commissioner Stonecipher that the meeting be adjourned. Motion was seconded by
Commissioner Hohnholt, and a vote was taken. Motion carried, 5 to 0. Meeting adjourned at 8:z~7 p.m.
Mary l}eth Spletzer, l~ecor~ng Secretary