05-26-05 Regular Meeting and Public Hearing of the La Porte Zoning Board of Adjustment Minutes

Browse Search

Board of Adjustment July 28, 2005 #V05-004 Page 2 The proposed development is for a 63-units expansion project of the Happy Harbor Methodist Home for senior citizens. This variance request seeks to address the following issues: . Distance - 1,000 ft. from other multi-family residential development . Density - 25 DU/A compared with 14 dwelling units per acre allowed . Parking - 0.5 per unit instead of parking ratio of average 1 per unit New Multi-Family regulations require a multi-family residential development with 50 or more units must be located at least 1,000 ft. from other multi-family residential development of 20 or more units. As the intent here is for a 63-units expansion project of the Happy Harbor Methodist Home for senior citizens, distance requirement shall not be applicable. The project is consistent with the present use of the adjoining properties. The proposed use is in conformance and development is considered as expansion of the existing 51 units apartment building across from the Happy Harbor. The proposed plan reveals 63 units to be developed on a 2.52 acre tract. Applying a density of 14 units per acre allowed by ordinances, this yields 35 units. So, number of units proposed exceeds the maximum density permitted. The applicant is requesting a density of 25 dwelling units per acre. As per ordinances, a multi-family development shall be limited to 2-stories in height when directly adjacent to single-family residential. But, buildings within an interior of the development may be 3-stories in height. The sketch plan shows proposed 3 story building. The applicant also noted that securing a "strong" financial institution could be difficult which could ultimately affect the maintenance of the property. Finally, the increase in the number of units will allow a better unit mix. A special exception is requested for number of parking spaces required for this project. At least 63 parking spaces are required per ordinance. Here, general layout plan shows equal number of parking spaces. But, the applicant stated that the site constraints may reduce number of spaces significantly. The parking analysis for similar housing projects in other cities is attached. (See exhibits) The applicant requests that the Board recognize these hardships. On the variance application, the applicant stated that existing trees shall be preserved so that the residents would have green space to enjoy lawns and landscaping. Without granting relief, garden areas, benches, and other recreational areas would be eliminated.