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HomeMy WebLinkAboutZ-7146 Staff AnalysisFebruary 28., 2002 ITEM NO.: 8 FILE NO.: Z-7146 NAME: Westpark Meadows Apartments Conditional Use Permit LOCATION: East of 1701 Westpark Drive OWNER/APPLICANT: Westpark Meadows Limited Partnership/ The Mehlburger Firm PROPOSAL: A conditional use permit is requested to allow for the development of a 156 - unit apartment community on this vacant, 0-3 General Office zoned property. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the north side of Boyle Park Road, east of 1701 West Park Drive and one lot west of Cleveland Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Broadmoor, Oak Forest, John Barrow and Point O'Woods Neighborhood Associations were notified of this application. The property is located adjacent to the northern perimeter of the Broadmoor Neighborhood. A large, R-6 zoned multifamily development is adjacent to the west. A church occupies the R-2 zoned property to the east. A City of Little Rock Park is adjacent to the north. An undeveloped, R-2 zoned hillside is located across Boyle Park Road to the south. This proposed multifamily development is compatible with uses and zoning in the area and provides a good transitional use at the edge of the single family Broadmoor Neighborhood. 3. ON SITE DRIVES AND PARKING: Access to this development will be gained from the existing Westpark Meadows Apartments to the west. February 28, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z-7146 There will be no direct access to Boyle Park Road. This proposed 156 -unit multifamily development requires 234 on-site parking spaces. 234 spaces are provided, including 13 H.C./van accessible spaces. 4. SCREENING AND BUFFERS: The proposed dumpsters encroach four (4) feet into the minimum land use buffer width allowed at any given point of nine (9) feet. A six (6) foot high opaque screen, either a wall, a wooden fence with its face side directed outward, or dense evergreen plantings, is required along the eastern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved landscape plan stamped with the seal of a registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward compliance with the Landscape Ordinance can be when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. Boyle Park Road is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks and underground drainage with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Grading permit will be required on this development. 5. Stormwater detention ordinance applies to this property. 6. Close McKinley Street bordering on the east property line. 2 February 28,, 2002 ITEM NO.: 8 (Cont.) 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: FILE NO.: Z-7146 Wastewater: Sewer available, Capacity Analysis required. Contact Little Rock Wastewater Utility for details. Entergy: A 10 foot easement is required encircling the parking lot, between the parking lot and the buildings; contact Energy for details. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: On site fire protection will be required. Fire Department: Place fire hydrants per code. County Planning: No Comments received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 7, 2002) Frank Riggins and Brian Aldridge were present representing the applicant. Staff presented the item and noted that additional information was needed regarding building heights, roof pitch and materials, materials to be used on the building facades, signage, site lighting, dumpster screening, fencing and phasing of the project. The applicant was asked to show the distance between buildings and to provide greater detail of the building footprints. It was noted that variances were possibly needed for reduced parking, setbacks, land use buffers and increased building heights. Public Works Comments were presented. Most of the discussion focused on the required improvements to Boyle Park Road and how the widened street would transition to the narrower Boyle Park Road. It was noted that a right-of-way existed east of the site. Staff commented that it seemed appropriate to abandon the unused right-of-way. Landscape comments were presented and discussed. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. 3 February 28, 2002 ITEM NO.: 8 (Cont. STAFF ANALYSIS: FILE NO.: Z-7146 The applicant requests a conditional use permit to allow for the development of a 156 unit multifamily community,on this 0-3 zoned, 4.53± acre tract. Multifamily, as per the R-5 district (36 units per acre) is permitted as a conditional use in 0-3. The development is to be an extension of the existing Westpark Meadows complex located adjacent to the west. Access to this new phase will be through the existing Westpark Meadows property. There will be no access to this site directly from Boyle Park Road. The development consists of 13, three-story buildings containing 12 units each and a separate "Village Center" building. The building heights will not exceed the allowable height of 45 feet. The buildings will have pitched roofs with a pitch of 1:3. Roofing materials will be asphalt shingles. Building facades will be vinyl siding on all four sides. Other than- incidental/directional signs within. the development, there will be no new signage on the site. The development will be enclosed by a 6 foot tall, chain-link fence. Appropriately screened dumpsters will be located throughout the site. All of the buildings will contain bicycle garages, grade level patios and balconies for the second and third floor units. There is proposed to be a minimum distance of 30 feet between the buildings. Overall, the rear and side yard setbacks will be exceeded. Variances are requested to permit a reduced front yard setback, adjacent to Boyle Park Road and reduced land use buffers on the north, east and south perimeters. Staff is supportive of the proposed development. The use is compatible with uses and zoning in the area and appears to be an appropriate transitional use for the edge of the Broadmoor Neighborhood. The buildings form a "courtyard" surrounding the parking lot and enclosing the "Village Center" building. There will be no direct access to the street from this phase of Westpark Meadows. The development of this unsightly, vacant, dumping site should be a positive influence on the area. An undeveloped public right-of-way (McKinley Street) is adjacent to the east, between this site and the church. Staff recommends that this right-of-way be abandoned. 4 February 2,8, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z-7146 The applicant is requesting a variance to allow the buildings adjacent to Boyle Park Road to have a reduced setback of 13 feet in lieu of the required 25 foot setback. Staff is supportive of this variance. The buildings themselves are at a 17 foot setback, some 27± feet from what will be the curbline of Boyle Park Road. Balconies extend slightly more into the front yard, resulting in the 13 foot setback. The wooded hillside across the road to the south is undeveloped and likely to remain as such. No homes of the Broadmoor Addition face Boyle Park Road at this point. The reduced setback should not impact nearby properties. Variances are also requested to allow reduced land use buffers on the north, east and south perimeters. A 30± foot buffer is required on the east since the abutting property is zoned R-2. That R-2 zoned property is occupied by a church. This eastern buffer is at 9 feet (the minimum) where the two dumpsters are to be located. Otherwise, it averages 20-25 feet in width. That distance will potentially increase by 15 feet when the McKinley right-of- way is abandoned. If none of the reversionary rights for the McKinley right-of-way extend to this property owner, at the very least, the area of the former right-of-way will provide additional buffering between this project and the church. A land use buffer and street side buffer of 24± feet are required on the north and south perimeters respectively. The buffer on the north varies from 13-16 feet. The property to the north is developed as a city park containing a large, tennis center. Allowing a reduced buffer on that perimeter will not impact the park. Allowing the reduced street side buffer of 13-17 feet is reasonable for the same reasons as the reduced front yard setback discussed previously. On February 14, 2002, the applicant submitted a more detailed site plan and cover letter which responded to the issues and questions raised at the Subdivision Committee meeting. To staff's knowledge, there are no outstanding issues. 5 February 28, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z-7146 Staff recommends approval of the conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of this report. Staff also recommends approval of the requested setback and buffer variances. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The Chairperson placed this item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 6 SUBDIVISION COMMITTEE COMMENTS FEBRUARY 7, 2002 ITEM 8 WESTPARK MEADOWS APARTMENTS — C.U.P. Z-7146 Planning Staff Comments: 1. Indicate height of all buildings. 2. Provide details of elements protruding out from buildings. 3. Request variance for reduced setbacks and parking. 4. Indicate distances between all buildings. 5. Describe roof type; pitch and materials. 6. Describe materials to be used on fagade of buildings. 7. Provide signage details; wall and ground -mounted. 8. Describe and locate site lighting; must be low-level and directional, aimed away from nearby residential properties. 9. Indicate dumpster locations and required screening. 10. Provide phasing plan for construction. 11. Indicate location, height and materials of all proposed fencing. ariance/Waivers: + Building height? ■ Building setbacks • Reduced land use buffers on north, south and east perimeters • Parking Public Works: 1. Boyle Park Road is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to. these streets including 5 -foot sidewalks and underground drainage with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Grading permit will be required on this development. 5. Storm water detention ordinance applies to this property. 6. Close McKinley Street bordering on the east property line. Utilities and Fire Department/County Plannin : Wastewater: Sewer available, Capacity Analysis required. Contact Little Rock Wastewater Utility for details. Entergy: A 10 foot easement is required encircling the parking lot, between the parking lot and the buildings; contact Entergy for details. Reliant: Southwestern Bell: Water: On site fire protection will be required. Fire Department: Place fire hydrants per code. County Plannin : No Comments received. ITEM 8 WESTPARK MEADOWS APARTMENTS — C.U.P. Z-7146 Cont. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: No issues. Landscape: The proposed dumpsters encroach four (4) feet into the minimum land use buffer width allowed at any given point of nine (9) feet. A six (6) foot high opaque screen, either a wall, a wooden fence with its face side directed outward, or dense evergreen plantings, is required along the eastern perimeter of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved landscape plan stamped with the seal of a registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward compliance with the Landscape Ordinance can be when preserving trees of six (6) inch caliper or larger. Revised Site Plan: Submit revised site plan and cover letter no later than Wednesday, February 13, 2002 or the item may be deferred.