Staff Report Development Plan DP13-3 (Arlington Lofts) Planning and Zoning Meeting Date: 6-19-13 Document Being Considered: Ordinance RECOMMENDATION Following the public hearing, consider Development Plan DP13-3. PRIOR BOARD OR COUNCIL ACTION None REQUEST The applicant requests a continuance to the July 17, 2013, Planning and Zoning Commission meeting to provide additional time to prepare a traffic study and consider a revised development plan. The applicant will request approval of a development plan for multi-family mixed use design on approximately 4.254 acres zoned Downtown Neighborhood Overlay - Multi-family 22 (DN-MF22); addressed at 815 West Abram Street, and generally located north of West Abram Street and west of South Cooper Street. ANALYSIS The subject site is presently developed as a 120-unit apartment complex with 62 onebedroom units and 58 two-bedroom units. The site has frontage on three streets: Abram Street, Proctor Place, and Main Street. These frontages are barely landscaped and consequently the parking lot pavement along these frontages is highly visible. Vehicular street lights are co-located on overhead franchise utilities along the south property line, and free-standing vehicular street lights exist along the north property line with a single overhead electrical line. The City has requested a Traffic Impact Analysis (TIA) to determine whether a deceleration lane is necessary for the drive approach on West Abram Street that leads to the proposed parking garage and to determine if full signalization of West Abram Street is necessary at Proctor Place due to the number of pedestrians anticipated to cross West Abram Street. The TIA has not been submitted at this time. In addition, the City has requested that the development plan be revised to reflect the removal of the eastern crosswalk on West Abram Street and the full signalization of West Abram Street at Proctor Place. The applicant has verbally agreed to these changes but a revised development plan has not been submitted indicating these changes. There are two lots adjacent to the east of the subject site: the one fronting West Abram Street is zoned Downtown Neighborhood Overlay Office (DN-O) and is developed with a one-story office; while, the property fronting West Main Street is undeveloped and zoned Downtown Neighborhood Neighborhood Service (DN-NS). The City of Arlington Facility Maintenance building is located north and across West Main Street in the Downtown Neighborhood Overlay Light Industrial (DN-LI) zoning district. There are two lots west and across Proctor Place: the one fronting West Main Street is zoned Downtown Neighborhood Overlay Business (DN-B) and has a vacant commercial building; and, the other fronting West Abram Street, which is zoned Planned Development (PD) for a commercial parking facility, is undeveloped. There are neighborhood service uses south and across West Abram Street in the DN-NS zoning district as well as an undeveloped tract zoned PD for DN-O uses plus a private recreation facility.
Page 2 of 4 A unit comparison of the proposed Arlington Lofts and other recent multi-family developments on West Abram Street is provided below. Development Plan Criteria Midtown Urban Student Living Campus Edge Proposed Arlington Lofts Density (dwelling units per acre) 21 dua 34 dua 54 dua Number of Units 66 (218 bedrooms) 128 (452 Bedrooms) 229 (660 bedrooms) One-Bedroom Units 0 0 26 Two-Bedroom Units 12 4 88 Three-Bedroom Units 22 16 2 Four-Bedroom Units 32 108 103 Average Unit Size 1,284 SF 1,261 SF 1,428 SF Parking Surface Parking (225 spaces) 5-Level Garage (541 spaces) 7-Level Garage (651 spaces) Building Height in Stories 4 Stories 4 Stories 4 Stories The following observations characterize the Arlington Lofts development plan: The development plan is for a four-story residential building and a seven-story parking garage. There are a total of 229 units in this multi-family apartment complex with 26 onebedroom units, 88 two-bedroom units, two three-bedroom units, and 103 fourbedroom units for a total of 660 bedrooms. Each bedroom has a separate bathroom. The average unit size is approximately 1,428 square feet. A leasing office and clubhouse will be constructed at the primary entrance on Abram Street to house on-site management and community amenities. There are five off-street parking spaces at the primary entrance on Abram Street, ten on-street parking spaces along Proctor Place, and eight on-street parking spaces proposed along West Main Street. There are 97 uncovered parking spaces on the top of the parking garage and 554 covered parking spaces in the garage. Per the zoning ordinance, all covered parking and garages must be of the same building and roofing materials as the primary structure. The applicant proposes a deviation to allow a metal panel and concrete exterior on the parking garage, while the apartment exteriors will consist of fiber cement siding, brick laid unit by unit, fiber cement panels, and stucco. The exterior roofing material of the residential building is composition shingle. The minimum roof pitch required is 6 to 12. The applicant proposes a deviation to allow a 4 to 12 roof pitch. Per the Zoning Ordinance, 100 square feet of open space is required per 1,000 square feet of gross building, which amounts to a minimum of 32,699 square feet for the proposed development. The development plan indicates approximately 45,903 square feet of open space and the required amenities consist of a indoor clubhouse, swimming pool, spa, seating area (other than benches), decorative paving, decorative lighting, lighted bollards, shade structures with benches, waste receptacles, bicycle parking areas, common outdoor patios (covered), double-sided fireplace, outdoor grill, and four-inch caliper trees.
Page 3 of 4 A trash compactor is located within the parking garage. A six-foot ornamental iron fence is proposed to gate the entrances to the parking garage. The fence will also provide security along the east property line. A Knox Lock will be provided on all gates requiring access by emergency personnel. A sidewalk of various widths is located around the perimeter of the development. The sidewalks along the street frontages will consist of interlocking concrete pavers with concrete edge restraints. All overhead utilities to the street will be placed underground, and any transformers will be screened from public view by landscaping. All mechanical equipment, except transformers, will be located so as not to be seen from a public street, or screened by a six-foot masonry wall or landscape shrubs. Storage areas, air conditioning compressors, loading areas, roof objects, utility boxes, banks of meters, and maintenance facilities will either be housed in an enclosed building of the same character as the primary structures or otherwise screened to a height of six feet. Such screening will include landscaping or permanent fences of opaque materials. A list of other deviations and a comparison with similar recent developments is provided below. Development Standard Building Height Setback Building Height Setback Min-to-max Front Building Setback (Abram) Maximum Street Side Building Setback (Proctor) Masonry Exterior Percentage Required 10-foot setback for portion of garage over 50 feet tall Additional setback for portions over 45 feet tall at a 1 to 1 slope Midtown Urban Student Living Campus Edge Proposed Deviations Arlington Lofts NA Complied 5-foot setback for 76-foot tall parking garage Complied 47-4 allowed before additional setback 5-to-10 feet Complied 0.36-to- 10.78 feet No additional setback proposed 0-to-68 feet 10 feet Complied 2.95 feet 16 feet 100% 100% 100% Complies (100%) Roof Pitch 6/12 5/12 4/12 4/12 Minimum Streetscape from back of curb 10 feet Complied 10 feet Complies (10 feet) Sidewalk width 6 feet 8 feet 6 feet Complies (6 feet) Minimum Landscape Setback 5 feet 5 feet 0 feet 0 feet
Page 4 of 4 The section of West Abram Street that is along the subject site s frontage is a four-lane minor arterial on the Thoroughfare Development Plan. The required right-of-way is 90 feet (45 feet from center line for each side). The four lanes presently exist within 80 feet of right-of-way. According to the Thoroughfare Development Plan, minor arterials in the urban core shall consider the following: i. A sidewalk width of six to 16 feet; ii. iii. A street-side width of eleven to 25 feet; A pedestrian buffer width of four to eight feet There are no hike or bike facilities planned for this section of West Abram Street. The site is located within the Central Planning Sector. The Central Sector Plan identifies the property as Service Retail Office, which is described as small-scale office, neighborhood retail, and service uses. These types of uses typically serve as a transition between uses of significantly different intensities, though they can occur outside of a transitional situation. The appropriate zoning is O or NS. In 2004, City Council adopted the Downtown Arlington Unified Master Plan, which outlines strategies for development and redevelopment in the Downtown Arlington area. One of the goals identified is to provide attractive living choices for university students, faculty, staff and others through development of new market rate apartments. The development of apartments on Abram Street adds to the residential population in the downtown core and encourages a new market for downtown businesses. Although the request does not meet the intent of the Central Sector Plan, it is compatible with the Downtown Arlington Unified Master Plan and similar multi-family uses that were recently developed on this portion of West Abram Street. FINANCIAL IMPACT None ADDITIONAL INFORMATION Attached: i. Case Information ii. Location Map iii. Photos iv. Development Plan (7 pages) v. Traffic Control Plan (4 pages) vi. Letter from AISD vii. Letter Requesting Continuance Under separate cover: None Available in the City Secretary s office: None CITY COUNCIL DATE August 6, 2013 STAFF CONTACTS Gincy Thoppil, AICP Justin French, AICP Development Planning Manager Planning Project Manager I Community Development and Planning Community Development and Planning 817-459-6662 817-459-6654 Gincy.Thoppil@arlingtontx.gov Justin.French@arlingtontx.gov
Case Information Applicant: Owner: Sector Plan: Mycoskie McInnis Associates represented by Cliff Mycoskie 815 West Abram, LLC represented by Daniel E. Haspert, MD Central Council District: 5 Development History: The subject site is currently platted as Lot 1, Block 1 of the Bywaters Subdivision. Previous requests in the general vicinity in the past five years include: Case No. Location Request Disposition PD08-13 East Development Plan for mixed use (office and duplex Approved uses) DP13-4 East Development Plan for mixed use (bed and breakfast and Pending duplex uses) ZA08-16 South DN-O to DN-NS Approved ZA10-9 South DN-O and DN-MF22 to DN-TH Denied PD10-5 Southwest Development Plan for a 128-unit multi-family Approved development ZA08-7 Southwest DN-R to DN-O Approved PD10-1 Southwest Development Plan for mixed use (retail, office, and Approved 66-unit multi-family development) SUP11-4 East Wireless Telecommunications Facility Approved Zoning Case: DP13-3 i-1 Prepared: 6-19-13 JUSTIN FRENCH
Case Information Transportation: The site will have one point of vehicular access from West Main Street and two points of vehicular access from West Abram Street. Thoroughfare Existing Proposed West Main Street West Abram Street 60-foot; 2-lane undivided minor collector 80-foot; 4-lane undivided minor arterial 60-foot; 2-lane undivided minor collector 90-foot; 4-lane undivided minor arterial Traffic Impact: Water & Sewer: Drainage: Fire: Notices Sent: Neighborhood Associations: The primary emergency access is from West Abram Street with additional fire access from the surrounding streets. The increase in dwelling units will increase the average daily trips to the site by 733 vehicles, with an additional 62 trips in the a.m. peak hour and 74 trips in the p.m. peak hour. A traffic impact analysis must be provided to fully evaluate the traffic conditions to the site. Water and sanitary sewer services are available to the subject site. The site is located within the Johnson Creek drainage basin and no portion of the site is located in a floodplain. No significant drainage impacts are expected to result from development of this site as long as the site complies with relevant city ordinances. Fire Station Number 1, located at 401 West Main Street, provides protection to this site. The estimated fire response time is less than five minutes, which is in keeping with recommended standards. ACTION North Arlington Chamber of Commerce Downtown Development Arlington Neighborhood Council Arlington Downs Townhouse Association Central Arlington Property Owners, Inc. Double Y Wooded Estates East Arlington Renewal East Arlington Review Far South Arlington Neighborhood Association Fielder Park Neighborhood Association Forest Hills HOA Heart of Arlington Neighborhood Association Zoning Case: DP13-3 i-2 Prepared: 6-19-13 JUSTIN FRENCH
Case Information Property Owners: 14 Letters of Support: 0 Letters of Opposition: 0 Norwood Neighborhood Association Northern Arlington Ambience Oak Hill Neighborhood Association Old Town Neighborhood Association Pine Grove HOA Sherwood Knoll Addition Stratford Court HOA Town North Neighbors West Citizen Action Network (WeCan) Zoning Case: DP13-3 i-3 Prepared: 6-19-13 JUSTIN FRENCH
DN-B 00926 00924 00922 00916 00720 DN-LI 00904 00900 00818 00714 00200 01002 DN-LI 01 00 8 01006 00717 W MAIN ST DN-B DN-NS DN-NS 00914 00912 00908 DN-MF22 00815 DN-MF22 DN-MF22 00905 DN-PD 01009 Z05-28/B05-28 00710 0010 0 00708 00706 00 7 0 4 DN-MF22 DN-MF22 PD08-13 DN-O DN-O 00709 DN-CS W ABRAM ST 00906 MU-DN-MF22 0 70 00209 DN-NS DN-NS DN-NS 00808 00806 00804 00810 HANCOCK ST 01001 KERBY ST PD10-5 Z82-110/P-108 00800 00203 00213 00206 DN-MF22 00221 00217 00208 DN-LP-NS 00201 DN-MF22 00204 00205 PD MONROE ST DN-O DN-PD 00 70 0 DN-CS 00718 00712 00719 DN-MF22 00715 00721 This product is for informational purposes have been prepared for or be 00803 and may not 00225 140 Feet 00 21 2 0080 1 suitable for legal, engineering, or surveying purposes. It does not represent an 00809 00901 on-the-ground survey and represents only the approximate relative location of property boundaries. 00229 LOCATION MAP DP13-3 DEVELOPMENT PLAN 4.254 ACRES Prepared: 5-17-2013 / _ ^ ii-1 RP
DP13-3 North of West Abram Street and west of South Cooper Street View of adjacent property across West Main Street as seen from subject site. View northwest. View of subject site from West Main Street. View south. View of adjacent property across Proctor Place as seen from subject site. View west. View of adjacent property across West Abram Street as seen from subject site. View south. iii-1