09-26-13 Zoning Board of Adjustment Meeting

Browse Search

Board of Adjustment September 26, 2013 413-93000005 Page 4 Staff researched several senior facilities to determine parking needs. Churchill Place Apartments, a senior's independent facility at 1201 S. Broadway was built in 2002. The Board of Adjustment granted a variance for reduction of parking spaces. Based on 72 units, the number of parking spaces required was 168. However, the City used the following method to calculate parking: 72 units x 1.25, this yields 90 parking spaces. According to the office manager at the facility, parking is not an issue, as 50% of the residents have cars, and average age of the residents is 70. Happy Harbor Senior independent apartments complex at 900 Parkway Street was built in the early 1980's. It consists of 48 one -bedroom units and three (3) two -bedroom units situated on more than one acre. This complex has approximately 47 spaces. According to the manager, 90% of the residents own cars; parking can be a problem, especially on the weekend. In Kemah, Lake Haven senior independent apartment complex has 144 units and 144 parking spaces situated on 16 acres. About 50% of the residents have cars; parking is not an issue. Staff recognizes that Mariposa at Pecan Park is a development for the senior population. As mandated by the Texas Department of Housing and Community Affairs, an "Extended Use Period" is required on all new construction projects that receive tax credits. This means the property cannot be sold or leased to anyone but seniors for 40 years. Nonetheless, staff is concerned about action after the 40-year period ends. Without additional covenants/restrictions imposed on the property, it could revert to a "regular" multi -family use. If this happens, the building will not have adequate parking, and it could become a non -conforming structure. canrincinn/ Recommendations: Based on the facts outlined in this report, staff believes the request for a reduction in the off-street parking requirements may be considered with conditions. These conditions are recommended to ensure that granting a variance would not be contrary to the best public interest. ❖ Use the following method to calculate parking 180 units x 1.40. This yields 252 spaces plus 7 accessible spaces for a total of 259 spaces. ❖ Covenants/restrictions are assigned to the property only allowing the land and structure to be used as senior apartment home community in perpetuity of the life of the structures. ❖ Identification of the Variance information (permit number, date of passage and any conditions) is noted on the major development site plan. This must be submitted to the City prior to approval and issuance of a building permit.