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HomeMy WebLinkAboutZ-3699-B Staff AnalysisJuly 18, 1996 ITEM NO.: 10 FILE NO.: Z -3699-B NAME: LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Trammell Crow - Conditional Use Permit Southwest corner of Hinson Road and Hinson Loop Road Hinson Road Partnership I and II/Trammell Crow by Lewis Bunch A conditional use permit is requested to allow for an apartment complex on this 0-3 zoned property. The applicant is also requesting a variance to allow for 104 parking spaces which do not comply with ordinance design standards. The proposed site is located at the southwest corner of Hinson and Hinson Loop Roads, just west of the Hinson Road/Rodney Parham Road intersection. 2. Compatibility- with Neighborhood: This general area contains a mixture of residential, office and commercial uses and zoning. The proposed site is currently vacant and heavily wooded. The property immediately west of the proposed site contains office buildings along Hinson Road and a nursing home (Pleasant Valley Living Center). The property at the southwest corner of the proposed development consists of single family residential structures. The property immediately south of the proposed site contains multifamily residential structures (Pleasant Wood Condos). The property immediately east of this site, along the west side of Hinson Loop Road, contains several existing commercial uses. A mixture of office and multifamily uses exists across Hinson Loop Road to the east. The property north of this site, across Hinson July 18, 1996 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -3699-B Road, is made up of single family residential structures (Pleasant Valley neighborhood). Although Staff believes the use of the property as multifamily is compatible with the neighborhood, we do have concerns with the parking arrangement which the applicant is proposing. 3. On -Site Drives and Parking: The proposed site will have a single access point from Hinson Loop Road. The 184 unit apartment complex requires 276 parking spaces. 254 parking spaces, which comply with ordinance design standards, are proposed. The applicant is requesting a variance to allow an additional 104 stacking/tandem parking spaces (one behind each garage). These spaces do not comply with the required parking design as outlined in Section 36- 511, relating to maneuvering area. The total number of parking spaces proposed is 358. 4. Screening and Buffers: The street average full buffer width required along Hinson Road is 28 feet. The plan submitted averages approximately 23 feet. The street buffer along Hinson Loop Road exceeds ordinance requirements. The land use buffer of the proposed south-eastern parking lot drops below the full average width requirement along the eastern perimeter of 21 feet. Areas set aside for landscaping meet and exceed Landscape Ordinance requirements. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. If dumpsters are to be used they must be located on the plan submitted, oriented away from streets and screened on three sides with an eight foot high wall or wood fence. 5. _City Engineer Comments: Revise location of entry, contact Traffic Engineer. Site circulations requires improvement. Provide right- of-way for right -turn lane on Hinson needed right-of- way is 12 feet behind curb. Provide right-of-way and 1/2 street improvements for Hinson Loop. ADPC&E V, July 18, 1996 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -3699-B permit, stormwater detention plan, grading permit, and a sketch grading and drainage plan shall be approved prior to construction. 1992 Hinson volume is 12,310 ADT just west of intersection with Hinson Loop. Green Mountain's 1992 ADT is 10,940 just south of Hinson. The proposed apartment complex will generate 1800 to 2000 trips per day. 6. Utility Comments: Little Rock Wastewater - Sewer main extension required with easements. Capacity contribution fee required for project. Contact Little Rock Wastewater Utility for details. Little Rock Water Works - A pro rata front footage charge of $15/foot applies along Hinson Loop Road. The on-site line will be private and check valves will be installed at each end if it is looped. Special requirements will apply if meters are installed off of this line. AP&L - A 15 foot easement is requested around the entire perimeter of the site. 7. Staff Analysis: The applicant is requesting a conditional use permit to allow for the construction of a 184 -unit apartment development on this 0-3 zoned property at the southwest corner of Hinson Road and Hinson Loop Road. The site is located on the south side of Hinson Road just west of Rodney Parham Road. The proposed 9 -acre apartment development will consist of ten (10) apartment buildings, a 2,500 square foot, one story office/clubhouse building, a pool area and associated driveways and parking. The ten (10) proposed apartment buildings will be built to one of three typical proposed sizes (one of two 16 - unit building sizes or a 24 -unit building). Of the ten (10) proposed apartment buildings, three (3) will be 24 -unit buildings with the remaining being 16 -unit buildings (184 total units). The applicant is also proposing a typical 46' building height. According to ordinance, the maximum building height in the 0-3 district is 45 feet. However, one (1) foot may be added to the height of the building for each foot that the building is set back from the required yard lines (to a maximum height of 60 feet). It appears that all of the proposed buildings are set back enough to justify the additional one (1) foot in 3 July 18, 1996 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO • Z -3699-B height which is proposed. Because of the grade on this particular site, the garage side of the proposed buildings is 36 feet in height (three stories) above grade. As noted on the site plan, the three-story side of the proposed buildings will face the single-family residences to the east and the multifamily condo development to the south. The 184 -unit apartment complex requires a minimum of 276 off-street parking spaces according to ordinance. The applicant has proposed 254 parking spaces which comply with the ordinance design standards (size and maneuvering area). The applicant is requesting a variance to allow 104 stacking/tandem parking spaces (one behind each garage). These spaces do not comply with the required parking design as outlined in Section 36-511, relating to maneuvering area. The total number of parking spaces proposed is 358 (254 which comply with ordinance design standards and 104 which do not comply). The proposed stacking or tandem parking design for an apartment complex is a new concept for the area and one which staff has not seen in the past (except for funeral home developments). Staff has concerns about how this stacking/tandem parking design will function and would like the applicant to present additional information (past apartment development experience, parking studies, etc.) to the Commission for consideration. A central trash compactor location is proposed at the north end of building 10. Curbside trash pick-up at each building will be provided by the development. Trash will be collected and placed in the compactor. The compactor will be replaced approximately every two weeks. Use of the central compactor will minimize the noise, leaking, odors and frequency of pick-ups normally associated with standard dumpster facilities. The compactor will be properly screened. The proposed sign location (as noted on the site plan) is at the corner of Hinson and Hinson Loop Roads. The sign will conform to the maximum 0-3 district standards of 64 square feet in area and 6 feet in height. Staff feels that the proposed use of the property as multifamily is compatible with the neighborhood, but there are concerns as to whether the proposed parking design will be sufficient to serve the proposed 184 units. 4 n July 18, 1996 SUBDIVISION ITEM NO . 10 (Cont.) FILE NO.: Z -3699-B 8. Staff Recommendation: Staff recommends approval of the conditional use permit subject to the applicant complying with the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances. 2. Compliance with the City Engineer Comments 3. Compliance with the Utility Comments 4. Provide the additional 22 off-street parking spaces to meet the minimum number (276) as required by ordinance or obtain a variance from the Commission. SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 1996) Robert Brown was present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, reviewed his comments with the Committee. He discussed the Traffic Engineer concerns relating to the entry drive from Hinson Loop Road and the site vehicular circulations. There was a brief discussion regarding the proposed parking and the variance needed. The proposed building height was also discussed. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (JULY 18, 1996) Robert Brown and Lewis Bunch were present, representing the application. There were no objectors present. Staff presented the item, and added conditions 5 and 6 to the staff recommendation of approval, as follows: S. Lighting is to be low-level and directed away from adjacent properties. 6. Placement of a temporary construction fence to protect buffer areas (prior to the start of clearing of the property). 0 July 18, 1996 1 ' SUBDIVISION ITEM NO.: 14(Cont.)FILE NO.: Z -369 -B Staff also informed the Commission that Public Works has concerns regarding the location of the entry drive. David Scherer, of Public Works, addressed the Commission. He stated that Public Works has concerns regarding the location of the entry drive. He stated that the entry drive/entry point needs to be moved to the south to better accommodate the amount of traffic to and from this site. Robert Brown addressed the Commission in support of the application. He explained the parking variance request and the reasons for the proposed location of the entry drive. Lewis Bunch, of Trammell Crow, addressed the Commission in support of the application. He explained to the Commission that the entry drive design has worked well in the past with other similar developments by his company. Jim Lawson, Planning Director, asked Mr. Bunch to explain to the Commission why this development is different and how this entry drive design and parking design has worked with other similar developments by Trammell Crow. Mr. Bunch stated that he could make adjustments in the site plan (turning radius, etc.) to make traffic flow easier. Robert Brown stated that the Fire Department reviewed the site plan and had no problem with the turn radius as shown. Commissioner Brandon asked how many cars could be stacked on Hinson Loop to make a right turn into the complex. Mr. Brown stated that 6-7 cars could be stacked in this area. Commissioner Lichty asked Mr. Bunch to address the issue of tandem parking. Mr. Bunch stated that there would be ample parking on the site to accommodate the number of units proposed. Mr. Lawson asked Mr. Bunch to provide demographics to support the parking design. Mr. Bunch stated that he would provide the 22 additional parking spaces to comply with city ordinance. David Scherer stated that Public Works reviews the internal circulation on proposed sites in order to protect the public. 6 July 18, 1996 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: 2-3699-B Mr. Lawson asked Mr. Bunch to further explain the entry drive design and work with Public Works to resolve this issue. Mr. Bunch said he would compromise with the entry design but not the location. He stated that he would increase the turn radius and move parking spaces to make the entry work better. Laurie Amrine spoke on the application. She stated that the developer has worked with the neighborhood. She stated that she would like 80%+ of the required land use buffer, between the development and the neighborhood, to be left undisturbed with additional plantings. Mr. Brown stated that 80%+ of the buffer area would be left undisturbed. Commissioner Hawn asked Mr. Scherer if he was concerned about traffic back-up onto Hinson Loop Road. Mr. Scherer stated that this area was in compliance with City ordinance. Mr. Bunch stated that he would increase the turn radii (to 25 feet) and move some of the parking spaces in order to make the entry drive function more efficiently. Cindy Dawson, City Attorney's Office, asked that the conditions of approval be restated. Commissioner Putnam stated that the applicant agreed to move the back -out parking near the pool area, increase the turn radii to 25 feet, leave the entry drive location as shown on the site plan, add 22 parking spaces, and comply with items 1 thru 6 as recommended by staff. The applicant also agreed to leave 80%+ of the required buffer area, adjacent to Rainwood Cove, undisturbed, and provide additional plantings. Commissioner McCarthy asked if there would be a left-hand turn lane in Hinson Road. Mr. Scherer stated that there is a center turn lane existing in Hinson Road. A motion was made to approve the application with the conditions as noted by Commissioner Putnam. The motion was approved by a vote of 6 ayes, 1 nay, 3 absent and 1 open position. 7 DEVELOPMENT CONSULTANTS INCORPORATED July 3, 1996 Mr. Monte Moore Department of Neighborhoods & Planning 723 West Markham Street Little Rock, Arkansas 72212 RE: Hinson Woods Apartments DCI Project # 96-154 Dear Monte: Enclosed are three copies of a revised site plan for the above referenced project. We have also provided the following written responses to the comments given at Subdivision Committee: Public Works 1. We do not wish to revise the location and circulation arrangement in the entry area. This is a typical layout done on a number of projects by this developer, with the intent of bringing all entrants past the central office and pool facilities. Centralized mail pick-up will also occur in this area. Also, I do not find any violation of ordinance standards for entries. Our drive is approximately 135 feet in length from Hinson Loop to the internal intersection. The minimum distance of an entry drive to a cross drive is stated as 75 feet in the subdivision ordinance. 2. We will provide a 10 feet easement along the street frontage, in lieu of additional right-of-way dedication for the turn lane. The physical improvements fit within the proposed dedication area. This alternative was offered by David Scherer, LRDPW, at the meeting. 3. Appropriate turn lane, half -street improvements, sidewalks and right-of-ways dedications are provided on the plan. Engineering • Planning Land Surveying Landscape Architecture 10809 Executive Center Dr. Suite 210 Little Rock, AR 72211-6021 Telephone 501-221-7880 Fax # 501-221-7882 Page 2 7/3/06 4. We understand the standard requirements will apply for detention, excavation and stormwater permits. Utilities and Fire Department 1. All utility comments are understood and any further issues will be addressed directly with utility companies. 2. We assume the plan is approved by the fire department as no comments were provided. Planning Staff I. The site plan submitted was determined to average 23 feet of street buffer depth along Hinson Road. We also have an excess of space along the Hinson Loop frontage. The street frontage buffer areas meet the minimum ordinance standards when allowances for averaging and transfer of excess area is applied. 2. Curb and gutter will be the typical edge of pavement treatment and labels have been added to the drawing. 3. A central trash compactor location has been added north of building ten. Curbside trash pick-up at each building is a service provided by the development. Trash will be collected and placed in the compactor. The compactor will be replaced approximately every two weeks. Use of a central compactor will minimize the noise, leaking, odors, and frequency of pick-ups normally associated with standard dumpster facilities. The required screen is also noted on the plan. 4. As stated, we request a variance on maneuvering area standards to allow double stacked parking spaces at each garage unit. The current counting of qualified spaces leaves the plan 22 spaces short. We believe that the 104 potential spaces behind each garage will provide an adequate number of parking spaces to cover the 22 space shortfall of qualified parking spaces. 5. A proposed sign location has been shown at the corner of Hinson and Hinson Loop. The sign will conform to the maximum 0-3 district standards of 64 square feet and 6 feet in height. 6. We withdraw the request for height variance based on staff's final interpretation to allow 0-3 setback and building height standards. rmb/6154sp4