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HomeMy WebLinkAboutZ-4332 Staff AnalysisSUBDIVISIONS Item No. 5 NAME: LOCATION: DEVELOPER: Elkington & Keltner 6060 Primacy Memphis, TN AREA: 14.852 acres West Side Creek Apartments, Phase II, Long Form "PRD" (Z-4332) Approximately 1/4 Mile West of Intersection of Sam Peck and Highway 10 (West of Phase I) ENGINEER: Brooks/Jackson Architects 2311 Biscayne Little Rock, AR 72207 Phone: 227-8700 NO. OF LOTS: 1 FT. NEW STREET: 0 ZONING: "PRD" (Density "MF-1211) PROPOSED USES: Multifamily PLANNING DISTRICT: 1 CENSUS TRACT: 42.03 A. Site History The subject site is currently zoned "R-2" for single family use. This project will tie into Phase I of the same development, which was previously approved by the Commission and is now under construction. There is a continuing density restriction on the site. Project characteristics of Phase I include 142 units on 11.87 acres at a density of "MF-12." B. Development Rationale/Objectives With this proposal, the developer expects to continue and extend the character of the previously approved project; with proposed construction of brick veneer, wood frame, both one level apartment and townhouse units. He states that the apartments will be designed to be compatible with the adjoining middle to upper income residential neighborhood to the south. SUBDIVISIONS Item No. 5 - Continued C. Pr000sal 1. The construction of 23 buildings with 168 units on 14.852 acres for use as apartments. 2. Quantitative Data: Unit Unit Total Area/ Total Type Size Units Bldg. Area I-2 Bedroom 981 18 5,886 35,670 II-2 Bedroom 11189 30 7,134 48,000 IV-2 Bedroom 11000 48 81000 18,752 V-2 Bedroom 1,172 16 9,376 41,104 III-2 Bedroom 734 56 5,872 161,184 Total Buildings: 23 Total Units: 168 Total Site Coverage: 91,757 square feet 3. Development Schedule: Construction should start February 1985 and be completed about ten months later. 4. The owners will lease the dwelling units with tenant rights to all common areas, including amenities. 5. A 6' wood fence is shown on the northern boundary and a 6' fence and 40' landscape area shown on the western and southern boundaries. 6. Parking - 314 spaces (plus 6 boat spaces) D. Engineering Comments Consider access route with limited parking to provide a throughway. SUBDIVISIONS Item No. 5 - Continued E. Analysis Staff is very reluctant to offer a favorable recommendation for this proposal, mainly because of its deficient means of access. In addition to the 142 units approved previously, the plan would add 168 new units which makes a total of 310 units with only 2 points of access, through Phase I, the previously approved apartments now under construction, on to Sam Peck Road. Support of the project is possible, provided the applicant can obtain an alternative means of ingress and egress, either to Highway 10 or Peckerwood. The proposed density is acceptable; however, a restriction on the property still limits development to three units per acre. Staff cannot make a favorable comment until the restriction is lifted. The proposed site design raises several concerns: (1) The applicant should clarify -what happened to the remainder of the tract between this site and Highway 10; (2) Fire Department feels that the dead end streets will present a problem, since they are 1401. (3) The "octopus intersection" on the eastern entrance to the site is unacceptable. The drive needs to enter the parking area at a 90 degree angle and then turn northwood 90 degrees. Some of the interior turning radii are over or under proper design. The drive on the southern end seems designed for speed. The applicant should address these problems before the public hearing and provide staff with the needed revisions. STAFF RECOMMENDATION Denial, based on comments made. SUBDIVISIONS Item No. 5 - Continued SUBDIVISION COMMITTEE REVIEW: It was decided that: (1) no building permit would be issued until the Board passes a resolution lifting the limitation on density; (2) the applicant would produce evidence that land to the north is more than five acres, since he stated, it's not in his ownership; (3) the applicant would work with the Fire Chief on the drive; and (4) he would look at some safety design features for the drives. He stated that the terrain is the reason an "octopus intersection" is.as proposed. Water Works - An 8" on -site fire service is required. PLANNING COMMISSION ACTION: Mr. Brooks Jackson, architect for the project, represented the developer. There were no objectors, although at least two interested parties from the neighborhood were in attendance. Staff reported that a revised plan was submitted which indicated the safety design features requested and was approved by the Fire Chief. Evidence was submitted which indicated that the property north of the site was part of the 11.5 acres still owned by Mr. Robert A. Peck. The applicant stated agreement to the understanding that the item would not be forwarded to the Board until the sewer limit was listed. There was some concern expressed about both phases of the project remaining in separate lots. A motion for approval of the project was made and passed subject to: (1) the submission of a one -lot replat. The vote was: 6 ayes, 0 noes, 3 absent and 2 abstentions. NAME: West Side Creek Apartments, Phase II, Long -form "PRD" (Z-4332) LOCATION: Approximately 1/4 Mile West of Intersection of Sam Peck and Hwy. 10 (West of Phase I) DEVELOPER' ENGINEER• Elkington & Reltner Brooks Jackson Architects 6060 Primacy 2311 Biscayne Idemphis, Tennessee Little Rock, AR 72207 227-8700 REQUEST: PRD approval for the development of 142 units on 11.87 acres. STAFF RE pTl'riENDATION• Staff originally recommended denial of the application, due to insufficient access, sewer density restriction, fire department comments, internal design of drives, and size and status of land to the north. PLANNING COMMISSION A TI N• Approval of the revised plan, subject to the submission of a one -lot replat. The vote was 6 ayes, 0 noes, 3 absent & 2 abstentions (10-9-84). it was decided at Subdivision Commission Meeting that no building permit would be issued until the Board passed a resolution lifting the sewer restriction. 1. Name: West Side Creek Apartments, Phase II, Long -Form "PRD" (Z-4332) 2. Location: Approximately 1/4 mile west of the inter ersection of Sam Peck and Highway 10 (west of Phase I). 3. Developer: Effington and Keltner 6060 Primacy Memphis, TN En ineer: Brooks Jackson, Architect 2311 Biscayne Little Rock, AR. 72207 Phone: 227-8700 4. Re nest: "PRD" approval for the development of 142 units an 11.87 acres. 5. Staff Recommendation: Staff recommends approval of the proposed rezoning and site plan, which has been revised to incorporate the needed changes. Staff originally recommended denial of the application due to insufficient access, sewer density restriction, Fire Department comments, internal design of drives and size and status of land to the north. 6. Planning Commission: Approval of the revised plan, subject to the submission of the one -lot replat. The vote was 6 ayes, 0 noes, 3 absent and 2 abstentions (10-9-84). It was decided at the Subdivision Committee meeting that no building permit would be issued until the Board passed a resolution lifting the sewer restrictions. 1. Name: West Side Creek Apartments, Phase II, Long -Form "PRD" (Z-4332) 2. Location: Approximately 1/4 mile west of the intersection of Sam Peck and Highway 10 (west of Phase I). 3. Developer: Effington and Keltner 6060 Primacy Memphis, TN Engineer: Brooks Jackson, Architect 2311 Biscayne Little Rock, AR 72207 Phone; 227-8700 4. Request: "PRD" approval for the development of 142 uni s on 11.87 acres. 5. Staff Recommendation: Staff recommends approval of the Proposed rezoning and site plan, which has been revised to incorporate the needed changes. Staff originally recommended denial of the application due to insufficient access, sewer density restriction, Fire Department comments, internal design of drives and size and status of land to the north. 6. Planning Commission: Approval of the revised plan, subject to the submission of the one -lot replat. The vote was 6 ayes, 0 noes, 3 absent and 2 abstentions (10`9-84). It was decided at the Subdivision Committee meeting that no building permit would be issued until the Board passed a resolution lifting the sewer restrictions.