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HomeMy WebLinkAboutZ-4853-C Staff AnalysisOctober 10, 1996 ITEM NO.: 8 NAME: EAGLE HILL COUNTRY CLUB DEVELOPER: Lindsey Management Company 300 Front Street Fayetteville, AR 72702 FILE ENGINEER• .. Z -4853 - Tim Daters WHITE-DATERS AND ASSOC. 401 South Victory Little Rock, AR 72201 AREA: 239 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: MF -6 (Multifamily District 6 du/ac) PLANNING DISTRICT: 17, Crystal Valley CENSUS TRACT: 42.08 VARIANCES REQUESTED: Defer improvements to Colonel Miller Road until future phases. BACKGROUND: This property was rezoned by the Planning Commission in July 1996 to Multifamily District with a maximum density of six units per acre. In the end of August 1996, the applicant filed a conditional use permit (Z -4853-B) to permit an 18 hole golf course and a Site Plan Review (Z -4853-C) for apartments. A. PROPOSAL/REQUEST: The site totals 239 acres generally located north of Baseline Road and east of Colonel Miller Road. An 18 hole golf course (Z -4853-B), 32 two-story apartment buildings totaling 384 units, 889 open parking spaces, golf club house, and other recreation areas are planned. The 384 residential units breakdown as 128 one bedroom and 256 two bedroom apartments. The detailed site plan illustrates the apartment building locations along the golf course and the internal roadway network. B. EXISTING CONDITIONS: The Otter Creek Community is situated to the south of the proposed Eagle Hill Country Club. The primary access to The Club will be opposite Wimbleton Drive. The land use on the west side of Colonel Miller Road includes an auto salvage yard, mini -storage, church and single family. The land use to the north including adjacent Crystal Valley Road is a October 10, 1996 SUBDIVISION ITEM NO • 8 Cont.) FILE NO.: Z -4853-C mixture of vacant and single family residential. The Henderson United Methodist Church is situated at the southeast corner of the proposed Eagle Hill Golf Club. C. NEIGHBORHOOD COMMENTS: One letter to date not taking a position on the proposal. D. ENGINEERING COMMENTS: PUBLIC WORKS COMMENTS Considerable topographic, grading, drainage plan, special flood hazard permit, and other appropriate information will be required prior to construction. Including ADPC&E approval and United States Army Corp of Engineers, Little Rock District approval will be required prior to start of work. The submitted plan does not properly show the floodway boundaries, the floodplain boundaries and the required drainage improvements. It should show those required improvements and should be discussed prior to approval of this site plan. Construction of the lakes, fairways, tee boxes, and greens within the floodway area as represented will not be approved, as shown, until extensive engineering study work has been done for this large drainage basin map floodway. Plans submitted, are therefore, subject to change, based upon being able to certify that this construction can be done and approved by the various determining agencies relative to the floodplain and floodway. Baseline Road is a principal arterial that requires dedication of right-of-way to 55 feet from centerline and initial construction requires dedication of right-of-way to 55 feet from centerline and initial construction requires widening to 30 feet from centerline with curb and gutter and sidewalk. Colonel Miller Road is a minor arterial with 45 foot of right-of-way from centerline and 30 feet of construction from centerline. A right turn lane on Baseline at Colonel Miller is required with additional right-of-way. There is extensive drainage on West Baseline Road and Colonel Miller and a 1 in 50 year storm for Baseline will be required including improvements of any cost drains. 100 percent of cost drains will be required with the construction improvements for West Baseline and Colonel Miller Road. The first entry drive off of Colonel Miller Road does appear to have a crossing than is less than 75 feet from the right-of-way of Colonel Road in conflict with City ordinance. Staff recommends that internal sidewalks be connected to the public sidewalk to be constructed on Baseline Road and Colonel Miller Road. The sidewalk requirements for Baseline Road will need meet ADA standards. Staff recommends a 5 foot sidewalk at the property line versus a sidewalk at the back of curb. 2 October 10, 1996 SUBDIVISION ITEM NO.: 8 Cont. FILE NO.: Z -4853-C Stormwater detention provisions of the drainage ordinances do apply to this development. A phasing line should be shown and any roads or drives that cross the floodway. All structures will have to be design for the 100 year storm event. Prior to Planning Commission, plans indicating the floodway limits and floodplain contours will be required. Minimum floor elevations for all structures and all exteriors components of those structures shall be raised to one foot above all BFE elevations. They should be indicated on the plan. There is a large bold line shown on the plan that indicates that the ownership on the apartments units will be separated from the ownership of the golf facility. Therefore the access drive to this multiple lot facility shown to be a 36 foot drive is to be constructed. Recommend a turn -around device prior to accessing the parking for the club house and the 36 foot drive should have sidewalks on both sides required by the subdivision ordinances. The Plan shows a private drive that connects Baseline Road to the drive that enters and connects to the club house area. This makes a private drive that connects two public streets in violation of City ordinance. The private street that accesses across the golf course lot and connects the two complexes should be built to commercial standards with sidewalks. Staff recommends the minimum width of all interior drives be 27 feet which is a minor commercial standard and include a sidewalk. The Traffic Engineer recommends several drive changes to be discussed at the Subdivision Committee meeting. 1992 Arkansas Highway Department daily traffic count numbers for Baseline Road is 3,200 vehicles per day. Colonel Miller Road extension to Crystal Valley shows a count at the junction of Crystal Valley Road and Lawson Road of 1,840 vehicles per day. Each unit from within this complex will add approximately 10 trips per day to these traffic numbers. E. UTILTTIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Capacity analysis is required. Arkla: No comment Southwestern Bell: OK Water: Pro rata footage charges of $15/foot on Baseline Road and $150/acre apply. AP&L : No comment Fire Department: Submit revised Site Plan for Fire Department review. County Plannin : See attachment 3 October 10, 1996 SUBDIVISION ITEM NO.: 8(Cont.)FILE NO.: Z -4853-C F. ISSUES/TECHNICAL/DESIGN Landscape: The proposed street and land use buffers meet and exceed ordinance requirements when averaged out. However, a portion of the street buffer along Colonel Miller Road drops to an approximate width of 18 feet. The full width requirement in this area is 40 feet. Also, portions of the proposed parking lots intrude considerably into the 50 foot full street buffer requirement along Baseline Road and the 50 foot eastern land use buffer adjacent to Henderson United Methodist Church. Areas set aside for landscaping appear to meet with Landscape Ordinance requirements. A six foot high opaque wooden fence with its face directed outward or dense evergreen plantings are required to screen this site from the residential properties to the north and east. Credit can be given for existing dense vegetation to remain. If dumpsters are to be used, they must be shown on the site plan and screened to a height of eight feet on three sides. This screen must be either a wood fence or wall. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Issues• The following are unresolved items on the site plan review submittal. 9 Sign dimensions and design ■ Lighting Plan • How will areas designated for future development be maintained? Will they be landscaped? • Will the volleyball, basketball or tennis courts be lighted? These items are conditions as agreed to by the developer September 25, 1996. ■ The drive connection between buildings 1 and 4 to Colonel Miller would be gated and closed. This access would be available for use by emergency vehicles. ■ Defer improvements to Colonel Miller Road until that portion of the project adjacent to that road is developed. The required street improvements would be constructed at the Baseline Road/Colonel Miller intersection. 4 October 10, 1996 SUBDIVISION ITEM NO.- 8 Cont. FILE NO.: Z -4853-C G. ANALYSIS The applicant and project engineer have largely answered staff questions concerning Phase 1 of the development. Phase 1 as addressed in this Site Plan Review application (Z -4853-C) will consist of 32 two-story apartment buildings. Each building will include 8 -two bedroom and 4 -one bedroom units. The totals are 256 -two bedroom and 128 -one bedroom units for 384 units overall. There will be a minimum of 889 open apartment parking spaces exclusive of the club house area. H. STAFF RECOMMENDATIONS: APPROVAL of the site plan subject to the project description and conditions outlined in Sections D, E, F and G of this report. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 19, 1996) Tim Daters, project engineer, presented the Site Plan Review and Conditional Use Permit. Both items were discussed by the Committee as part of the overall development. The applicants clearly defined the various elements of the Phase 1 portion of Eagle Hill Country Club. The Subdivision Committee determined that the item should be forwarded to the full Commission for consideration. PLANNING COMMISSION ACTION: (OCTOBER 10, 1996) Tim Daters presented the project and explained the phasing of road improvements for Colonel Miller and Baseline Roads. The applicant proposes a left turn lane built to rural standards at the clubhouse entrance from Colonel Miller Road. All improvements on Baseline Road from wimbleton Drive east will be constructed. The -balance of road improvements on Baseline to Colonel Miller and all improvements on Colonel Miller except the rural standard left turn lane will be deferred for a maximum of three years. These roadway improvements could be done sooner than three years if one of the two following conditions occur. If during that period a 24 hour traffic count on the impacted roads shows volume of 5,000 + ADT or if phase 2 is developed. If one or both of these conditions exist than the applicant has the choice of putting in the deferred road improvements or closing the project access to Colonel Miller Road. The improvements will be installed regardless after three years. Mr. Lawson stated that staff recommends approval of the stated deferral request. 6i October 10, 1996 SUBDIVISION ITEM NO.• 8 (Cont.) FILE NO.: Z -4853-C A motion to approve the site plan review passed with 9 ayes, 0 nays and 2 absent. A motion to approve the waiver of road improvements as stated in this minute record for up to three years. Motion passed with 9 ayes, 0 nays and 2 absent. 6