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HomeMy WebLinkAboutS-0285-ZZ Staff AnalysisJune 12, 2003 ITEM NO.: B FILE NO.: S-285-ZZ NAME: The Ranch Tract G Subdivision Site Plan Review — Stonebridge Apartments Site Plan Review LOCATION: On the west side of Chenonceau Boulevard just north of Cantrell Road DEVELOPER: Embrey Partners 1100 NE Loop 419 Suite 900 San Antonio, TX 78209 I=1104 lei lkl=1213 White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 15.1 acres NUMBER OF LOTS: 1 CURRENT ZONING: MF-18 and R-2 PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.01 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: Deferral of Master Street Plan requirements to Patrick Country Road as agreed to in Ordinance No. 16,814 dated December 20, 1994. BACKGROUND: On November 29, 1994, the Planning Commission reviewed and approved a site plan for the development of a 260-unit apartment complex. The development included eleven buildings and a clubhouse/office building. The development was never constructed. June 12, 2003 SUBDIVISION ITEM NO.: B (Co FILE NO.: S-285-ZZ Also approved by the Board of Directors was an Ordinance (Ordinance No. 16,814 dated December 20, 1994) to amend the Master Street Plan and to allow a waiver of the Subdivision requirements with regard to double frontage lots (5-285-5). The Master Street Plan amendment included the deferral of the requirement to provide Master Street Plan improvements on Patrick Country Road. The deferral was approved to allow the developer to construct the Master Street Plan required widening when one of the following occurred: 1) any additional development (exclusive of the apartment development on Tract G) which abuts or takes access to Patrick Country Road at the southwest corner of the Ranch, Tract G; 2) any development within the Ranch along Patrick Country Road south of said creek; 3) development of over 50% of the office tract in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4) extension of any street from the Ranch to Patrick Country Road. January 29, 2001 an application was filed for a 260 unit apartment complex to be located on this site. The application was withdrawn without prejudice at the March 8, 2001 Planning Commission Public Hearing. A. PROPOSAL: The applicant is proposing the construction of 260 apartment units on this 15.1 acre site. The design will incorporate a Country French architectural theme. Custom features include nine (9) foot ceilings, crown moldings, cast stone fireplaces, plush carpet, computer desks, oval garden tubs and full size washer/dryer connections. The site is proposed as a limited access with the placement of gates along Chenonceau Boulevard. On -site amenities include a community center, which consists of a Leasing Center, Resident Center and Resort Style Pool. The Leasing Center includes a dramatic site display and reception area along with the management business offices. The Residents Center incorporates an elegant business center and conference room, in addition to a resident social hall with coffee bar, comfortable seating and entertainment center. In addition to a full range of resident services, residents will have their choice of detached, direct access, or two car garages. The applicant proposes thirteen, two and three story apartment buildings, one community center complex, five detached garage buildings containing thirty spaces, one laundry facility and one mail center. The exterior of the buildings are proposed as wood frame construction with brick, stucco and hardy board plank siding. The applicant proposes dimensional composition shingles as the roofing material. The units are estimated at the following square footages: 72 units at 680 square feet, 64 units at 750 square feet, 40 units at 1050 square feet, 48 units at 1150 square feet, 12 units each at 1460 square feet, 1250 square feet and 1350 square feet. The units are proposed as one to four bedroom units. 2 June 12, 2003 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-285-ZZ B. EXISTING CONDITIONS: The site is a vacant tree covered site without a road in place. The existing Chenonceau Boulevard stops just short of the subject site. The Ranch Development is located east of the site with a school, a variety of office buildings and commercial uses. A preliminary plat for a new single-family subdivision was filed for the area adjacent to the site to the northeast in the summer of 2002. The area to the south of the site adjacent to Cantrell Road and zoned C-3 is currently vacant. A church is located across Patrick Country Road at the intersection with Cantrell Road. Patrick Country Road is a narrow unimproved roadway with a wooden bridge located near the southwest corner of the site. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch, the Maywood Manor and the Aberdeen Court Property Owners Associations along with all owners of property located within 200 feet of the proposed site were notified of the Public Hearing. As of this writing, Staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. Patrick Country Road has been granted a deferral for this project of Boundary Street improvements for this project. Right-of-way to 30 feet from centerline has been dedicated by a previous plat. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water Detention Ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 4. A grading permit is accordance with Section 29-186 (c)& (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Obtain NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Little Rock Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 3 June 12, 2003 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: S-285-ZZ 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The width of the primary driveway must not exceed 36-feet. The emergency access must be located as far as practicable from the property line but not less than the entrance radius (20'). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: According to Central Arkansas Water's records water service will be available to this property when the proposed 12-inch main is installed and accepted by Central Arkansas Water. Service is not available at this time. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water at 992-2438 regarding procedures for installation of private fire lines. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Contact the Little Rock Fire Department at 918-3752 concerning fire hydrant placement. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. t,I June 12, 2003 SUBDIVISION ITEM NO.: B (Cont.) F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. FILE NO.: S-285-ZZ Landscape: The proposed land use buffer along the northern perimeter falls short of the forty-two (42) foot average width requirement by 5.3 feet (5,883 square feet). At least seventy (70) percent of this buffer must remain undisturbed. In order to receive credit, landscape islands within the interior of the vehicular use area must be at least 300 square feet in area and 7 Y2 feet in width. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required along the northern 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 provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Tim Daters of White-Daters and Associates was present representing the applicant. Staff introduced the item indicating the application was a multiple building site plan review for a site zoned MF-18 and a 20-foot strip to the north zoned R-2, Single-family. Staff stated the R-2 zoned portion would not need to be rezoned but would not be calculated in the density allowed nor would the applicant be allowed to place any buildings or parking in the R-2 zoned portion. Staff stated the northern portion of the site (the R-2 zoned portion) contained 0.467 acres and the MF-18 zoned portion of the site contained 14.6536 acres. Staff stated the overall density of the development was 17.743 units per acre. Staff stated the proposed density was consistent with MF-18 zoned property. Staff questioned if the proposed development was to be gated. Mr. Daters stated the development was gated and adequate turn -around had been provided. Staff also questioned the emergency access point located to the north of the site. Staff stated the driveway did not meet the traffic access and management 4i June 12, 2003 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: S-285-ZZ requirements of the Ordinance. Mr. Daters stated this gate was to be closed "most of the time". Staff requested further clarification of "most of the time". Mr. Daters stated he would resolve this with the applicant and respond to staff by the requested date. Staff questioned if there would be any playground equipment located on the site. Mr. Daters stated he was not sure and would contact the applicant and if so indicate the area on the proposed site plan. Staff also stated if the applicant would be requesting Certificate of Occupancies as buildings were completed, a phasing plan was required. Staff requested the applicant provide the details of any proposed signage (height/area/location) on the proposed site plan and provide the required screening of the dumpsters on the site plan. Staff stated any site lighting must be directional and directed inward away from residentially zoned properties. Public Works comments were addressed. Staff stated the applicant was previously granted a deferral of boundary street improvements to Patrick Country Road and Staff would continue to honor this request. Staff requested the applicant (the Ranch Properties) submit a letter outlining the intentions of boundary street improvements to avoid any future confusion as to when the road was to be constructed. Staff also stated the use of Patrick Country Road for construction of the apartment development was not a good idea since the road was substandard. Mr. Daters stated the applicant would restore the road upon the completion of construction of the apartment development. Staff stated the main driveway should be narrowed to 36-feet. Staff also stated a grading permit would be required and sidewalks would be required in accordance with Section 31-175 of the Little Rock Code. Staff stated the stormwater detention ordinance would apply to this project. Staff stated the project would most likely qualify for an in -lieu contribution at the time of a building permit. Comments from Central Arkansas Water were noted. Staff suggested the applicant contact the water department for further clarification as to the requirements stated. Staff also noted the comments from the Little Rock Wastewater Utility and stated the applicant should contact this agency for additional information as to their requirements. Landscaping comments were addressed. Staff stated the required buffer along the northern boundary appeared to fall short of the required forty-two foot average buffer. Staff stated at least seventy percent of the buffer must remain undisturbed and a six foot high opaque screen would be required along the northern boundary. Staff also stated the vehicle use area interior landscape islands must be at least 300 square feet in area and seven and one-half feet in width to receive credit for fulfilling the landscape ordinance requirements. Staff !. June 12, 2003 SUBDIVISION ITEM NO.: B (ConQ FILE NO.: 5-285-ZZ stated the applicant would be allowed a transfer from the front side of the development (Chenonceau Boulevard) to the rear of the development (Patrick Country Road). Staff stated the City Beautiful Commission recommended preserving as many trees as feasible on the site and extra credit toward fulfilling the Landscape Ordinance would be give for tree preservation. There being no further items for discussion the Committee the forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised by Staff and the Subdivision Committee members. The proposed site plan meets the minimal requirements for the Subdivision Division Ordinance; multiple building site plan review. The applicant has indicated on the site plan the development will not be phased. With this statement on the site plan from the developer the "Certificate of Occupancies" will not be issued on single buildings or groups of buildings as they are completed but will be held until the entire development is completed and all buildings are ready for occupancy. The applicant has also indicated gate locations and required turnarounds. The applicant has indicated the northern gate to be an emergency access gate and will only be used in emergency cases. The applicant has also shown the southern driveway at the required 36-feet as requested by Public Works. The applicant has indicated a pool courtyard area but has not indicated on the site plan a playground area. Staff would recommend the placement of playground equipment (swings, slide, tot play equipment) in the landscaped area around the pool to ensure children have access to play equipment. The applicant has also included on the site plan the location of a monument sign. The sign will be located near the southern drive on the south side of the driveway. The note for the proposed signage states a six foot tall by twelve foot long sign identifying the complex or the maximum allowed. Typical ordinance requirements for signage allowed in multi -family zones would allow for a sign six feet in height and no more than twenty-four square feet in sign area. Staff would recommend the sign area conform to sign area allowed in multi -family zones per the zoning ordinance. The parking proposed more than exceeds the typical minimal required parking for a development of this size. The applicant is proposing the total number of on -site parking spaces including garages to be 530 parking spaces. Typically for 260 apartment units, 390 parking spaces would be required. The applicant is requesting the previously granted deferral of street improvements to Patrick Country Road be continued. Staff is supportive of this 7 June 12, 2003 SUBDIVISION ITEM NO.: B (Cant.) FILE NO.: S-285-ZZ request. Staff has requested from the applicant a letter confirming plans for road construction. The previous ordinance outlines the road development proposal very explicitly and staff feels if the road is developed in the specified manner that should suffice for any future development. To Staff's knowledge there are no other outstanding issues associated with the proposed request. The applicant has met the minimum requirements of the Ordinance but additional items that may be considered related to areas designated for playgrounds and parks. Staff feels the applicant should place a play area for children in the area of the pool courtyard. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant install playground equipment in the pool/courtyard area of the site. Staff recommends signage be limited to signage allowed in multi -family zones per the Zoning Ordinance. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Tim Daters of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated the applicant had requested the item be deferred to the June 12, 2003 Public Hearing. Staff stated they were supportive of the requested deferral. The Chairman placed the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (JUNE 12, 2003) Mr. Joe White of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated the applicant had amended their request to be able to apply for a building permit as one project but be allowed certificate of occupancies as the buildings were completed. Staff stated they were supportive of this request. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the requested site plan review subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. June 12, 2003 ITEM NO.: B FILE NO.: S-285-ZZ NAME: The Ranch Tract G Subdivision Site Plan Review — Stonebridge Apartments Site Plan Review LOCATION: On the west side of Chenonceau Boulevard just north of Cantrell Road DEVELOPER: Embrey Partners 1100 NE Loop 419 Suite 900 San Antonio, TX 78209 FN(;INFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 15.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: MF-18 and R-2 PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED: Deferral of Master Street Plan requirements to Patrick Country Road as agreed to in Ordinance No. 16,814 dated December 20, 1994. BACKGROUND: On November 29, 1994, the Planning Commission reviewed and approved a site plan for the development of a 260-unit apartment complex. The development included eleven buildings and a clubhouse/office building. The development was never constructed. June 12, 2003 SUBDIVISION ITEM NO.: B FILE NO.: S-285-ZZ Also approved by the Board of Directors was an Ordinance (Ordinance No. 16,814 dated December 20, 1994) to amend the Master Street Plan and to allow a waiver of the Subdivision requirements with regard to double frontage lots (S-285-S). The Master Street Plan amendment included the deferral of the requirement to provide Master Street Plan improvements on Patrick Country Road. The deferral was approved to allow the developer to construct the Master Street Plan required widening when one of the following occurred: 1) any additional development (exclusive of the apartment development on Tract G) which abuts or takes access to Patrick Country Road at the southwest corner of the Ranch, Tract G; 2) any development within the Ranch along Patrick Country Road south of said creek; 3) development of over 50% of the office tract in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4) extension of any street from the Ranch to Patrick Country Road. January 29, 2001 an application was filed for a 260 unit apartment complex to be located on this site. The application was withdrawn without prejudice at the March 8, 2001 Planning Commission Public Hearing. A. PROPOSAL: The applicant is proposing the construction of 260 apartment units on this 15.1 acre site. The design will incorporate a Country French architectural theme. Custom features include nine (9) foot ceilings, crown moldings, cast stone fireplaces, plush carpet, computer desks, oval garden tubs and full size washer/dryer connections. The site is proposed as a limited access with the placement of gates along Chenonceau Boulevard. On -site amenities include a community center, which consists of a Leasing Center, Resident Center and Resort Style Pool. The Leasing Center includes a dramatic site display and reception area along with the management business offices. The Residents Center incorporates an elegant business center and conference room, in addition to a resident social hall with coffee bar, comfortable seating and entertainment center. In addition to a full range of resident services, residents will have their choice of detached, direct access, or two car garages. The applicant proposes thirteen, two and three story apartment buildings, one community center complex, five detached garage buildings containing thirty spaces, one laundry facility and one mail center. The exterior of the buildings are proposed as wood frame construction with brick, stucco and hardy board plank siding. The applicant proposes dimensional composition shingles as the roofing material. The units are estimated at the following square footages: 72 units at 680 square feet, 64 units at 750 square feet, 40 units at 1050 square feet, 48 units at 1150 square feet, 12 units each at 1460 square feet, 1250 square feet and 1350 square feet. The units are proposed as one to four bedroom units. 2 June 12, 2003 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-285-ZZ B. EXISTING CONDITIONS: The site is a vacant tree covered site without a road in place. The existing Chenonceau Boulevard stops just short of the subject site. The Ranch Development is located east of the site with a school, a variety of office buildings and commercial uses. A preliminary plat for a new single-family subdivision was filed for the area adjacent to the site to the northeast in the summer of 2002. The area to the south of the site adjacent to Cantrell Road and zoned C-3 is currently vacant. A church is located across Patrick Country Road at the intersection with Cantrell Road. Patrick Country Road is a narrow unimproved roadway with a wooden bridge located near the southwest corner of the site. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch, the Maywood Manor and the Aberdeen Court Property Owners Associations along with all owners of property located within 200 feet of the proposed site were notified of the Public Hearing. As of this writing, Staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. Patrick Country Road has been granted a deferral for this project of Boundary Street improvements for this project. Right-of-way to 30 feet from centerline has been dedicated by a previous plat. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water Detention Ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 4. A grading permit is accordance with Section 29-186 (c)& (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Obtain NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Little Rock Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 3 June 12, 2003 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-285-ZZ 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The width of the primary driveway must not exceed 36-feet. The emergency access must be located as far as practicable from the property line but not less than the entrance radius (20'). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: According to Central Arkansas Water's records water service will be available to this property when the proposed 12-inch main is installed and accepted by Central Arkansas Water. Service is not available at this time. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water at 992-2438 regarding procedures for installation of private fire lines. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Contact the Little Rock Fire Department at 918-3752 concerning fire hydrant placement. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 0 June 12, 2003 SUBDIVISION ITEM NO.: B (Cont. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. FILE NO.: S-285-ZZ Landscape: The proposed land use buffer along the northern perimeter falls short of the forty-two (42) foot average width requirement by 5.3 feet (5,883 square feet). At least seventy (70) percent of this buffer must remain undisturbed. In order to receive credit, landscape islands within the interior of the vehicular use area must be at least 300 square feet in area and 7 Y2 feet in width. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required along the northern 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 provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Tim Daters of White-Daters and Associates was present representing the applicant. Staff introduced the item indicating the application was a multiple building site plan review for a site zoned MF-18 and a 20-foot strip to the north zoned R-2, Single-family. Staff stated the R-2 zoned portion would not need to be rezoned but would not be calculated in the density allowed nor would the applicant be allowed to place any buildings or parking in the R-2 zoned portion. Staff stated the northern portion of the site (the R-2 zoned portion) contained 0.467 acres and the MF-18 zoned portion of the site contained 14.6536 acres. Staff stated the overall density of the development was 17.743 units per acre. Staff stated the proposed density was consistent with MF-18 zoned property. Staff questioned if the proposed development was to be gated. Mr. Daters stated the development was gated and adequate turn -around had been provided. Staff also questioned the emergency access point located to the north of the site. Staff stated the driveway did not meet the traffic access and management 5 June 12, 2003 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-285-ZZ requirements of the Ordinance. Mr. Daters stated this gate was to be closed "most of the time". Staff requested further clarification of "most of the time". Mr. Daters stated he would resolve this with the applicant and respond to staff by the requested date. Staff questioned if there would be any playground equipment located on the site. Mr. Daters stated he was not sure and would contact the applicant and if so indicate the area on the proposed site plan. Staff also stated if the applicant would be requesting Certificate of Occupancies as buildings were completed, a phasing plan was required. Staff requested the applicant provide the details of any proposed signage (height/area/location) on the proposed site plan and provide the required screening of the dumpsters on the site plan. Staff stated any site lighting must be directional and directed inward away from residentially zoned properties. Public Works comments were addressed. Staff stated the applicant was previously granted a deferral of boundary street improvements to Patrick Country Road and Staff would continue to honor this request. Staff requested the applicant (the Ranch Properties) submit a letter outlining the intentions of boundary street improvements to avoid any future confusion as to when the road was to be constructed. Staff also stated the use of Patrick Country Road for construction of the apartment development was not a good idea since the road was substandard. Mr. Daters stated the applicant would restore the road upon the completion of construction of the apartment development. Staff stated the main driveway should be narrowed to 36-feet. Staff also stated a grading permit would be required and sidewalks would be required in accordance with Section 31-175 of the Little Rock Code. Staff stated the stormwater detention ordinance would apply to this project. Staff stated the project would most likely qualify for an in -lieu contribution at the time of a building permit. Comments from Central Arkansas Water were noted. Staff suggested the applicant contact the water department for further clarification as to the requirements stated. Staff also noted the comments from the Little Rock Wastewater Utility and stated the applicant should contact this agency for additional information as to their requirements. Landscaping comments were addressed. Staff stated the required buffer along the northern boundary appeared to fall short of the required forty-two foot average buffer. Staff stated at least seventy percent of the buffer must remain undisturbed and a six foot high opaque screen would be required along the northern boundary. Staff also stated the vehicle use area interior landscape islands must be at least 300 square feet in area and seven and one-half feet in width to receive credit for fulfilling the landscape ordinance requirements. Staff [1 June 12, 2003 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: S-285-ZZ stated the applicant would be allowed a transfer from the front side of the development (Chenonceau Boulevard) to the rear of the development (Patrick Country Road). Staff stated the City Beautiful Commission recommended preserving as many trees as feasible on the site and extra credit toward fulfilling the Landscape Ordinance would be give for tree preservation. There being no further items for discussion the Committee the forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised by Staff and the Subdivision Committee members. The proposed site plan meets the minimal requirements for the Subdivision Division Ordinance; multiple building site plan review. The applicant has indicated on the site plan the development will not be phased. With this statement on the site plan from the developer the "Certificate of Occupancies" will not be issued on single buildings or groups of buildings as they are completed but will be held until the entire development is completed and all buildings are ready for occupancy. The applicant has also indicated gate locations and required turnarounds. The applicant has indicated the northern gate to be an emergency access gate and will only be used in emergency cases. The applicant has also shown the southern driveway at the required 36-feet as requested by Public Works. The applicant has indicated a pool courtyard area but has not indicated on the site plan a playground area. Staff would recommend the placement of playground equipment (swings, slide, tot play equipment) in the landscaped area around the pool to ensure children have access to play equipment. The applicant has also included on the site plan the location of a monument sign. The sign will be located near the southern drive on the south side of the driveway. The note for the proposed signage states a six foot tall by twelve foot long sign identifying the complex or the maximum allowed. Typical ordinance requirements for signage allowed in multi -family zones would allow for a sign six feet in height and no more than twenty-four square feet in sign area. Staff would recommend the sign area conform to sign area allowed in multi -family zones per the zoning ordinance. The parking proposed more than exceeds the typical minimal required parking for a development of this size. The applicant is proposing the total number of on -site parking spaces including garages to be 530 parking spaces. Typically for 260 apartment units, 390 parking spaces would be required. The applicant is requesting the previously granted deferral of street improvements to Patrick Country Road be continued. Staff is supportive of this 7 June 12, 2003 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: S-285-ZZ request. Staff has requested from the applicant a letter confirming plans for road construction. The previous ordinance outlines the road development proposal very explicitly and staff feels if the road is developed in the specified manner that should suffice for any future development. To Staffs knowledge there are no other outstanding issues associated with the proposed request. The applicant has met the minimum requirements of the Ordinance but additional items that may be considered related to areas designated for playgrounds and parks. Staff feels the applicant should place a play area for children in the area of the pool courtyard. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant install playground equipment in the pool/courtyard area of the site. Staff recommends signage be limited to signage allowed in multi -family zones per the Zoning Ordinance. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Tim Daters of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated the applicant had requested the item be deferred to the June 12, 2003 Public Hearing. Staff stated they were supportive of the requested deferral. The Chairman placed the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. May 1, 2003 ITEM NO.: 2 FILE NO.: S-28 NAME: The Ranch Tract G Subdivision Site Plan Review — Stonebridge Apartments Site Plan Review LOCATION: On the west side of Chenonceau Boulevard just north of Cantrell Road DEVELOPER: Embrey Partners 1100 NE Loop 419 Suite 900 San Antonio, TX 78209 ENGINEER White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 15.1 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: MF-18 and R-2 PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.01 VARIANCES/WAIVERS REQUESTED: Deferral of Master Street Plan requirements to Patrick Country Road as agreed to in Ordinance No. 16,814 dated December 20, 1994. BACKGROUND: On November 29, 1994, the Planning Commission reviewed and approved a site plan for the development of a 260-unit apartment complex. The development included eleven buildings and a clubhouse/office building. The development was never constructed. May 1, 2003 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-ZZ Also approved by the Board of Directors was an Ordinance (Ordinance No. 16,814 dated December 20, 1994) to amend the Master Street Plan and to allow a waiver of the Subdivision requirements with regard to double frontage lots (S-285-S). The Master Street Plan amendment included the deferral of the requirement to provide Master Street Plan improvements on Patrick Country Road. The deferral was approved to allow the developer to construct the Master Street Plan required widening when one of the following occurred: 1) any additional development (exclusive of the apartment development on Tract G) which abuts or takes access to Patrick Country Road at the southwest corner of the Ranch, Tract G; 2) any development within the Ranch along Patrick Country Road south of said creek; 3) development of over 50% of the office tract in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4) extension of any street from the Ranch to Patrick Country Road. January 29, 2001 an application was filed for a 260 unit apartment complex to be located on this site. The application was withdrawn without prejudice at the March 8, 2001 Planning Commission Public Hearing. A. PROPOSAL: The applicant is proposing the construction of 260 apartment units on this 15.1 acre site. The design will incorporate a Country French architectural theme. Custom features include nine (9) foot ceilings, crown moldings, cast stone fireplaces, plush carpet, computer desks, oval garden tubs and full size washer/dryer connections. The site is proposed as a limited access with the placement of gates along Chenonceau Boulevard. On -site amenities include a community center, which consists of a Leasing Center, Resident Center and Resort Style Pool. The Leasing Center includes a dramatic site display and reception area along with the management business offices. The Residents Center incorporates an elegant business center and conference room, in addition to a resident social hall with coffee bar, comfortable seating and entertainment center. In addition to a full range of resident services, residents will have their choice of detached, direct access, or two car garages. The applicant proposes thirteen, two and three story apartment buildings, one community center complex, five detached garage buildings containing thirty spaces, one laundry facility and one mail center. The exterior of the buildings are proposed as wood frame construction with brick, stucco and hardy board plank siding. The applicant proposes dimensional composition shingles as the roofing material. The units are estimated at the following square footages: 72 units at 680 square feet, 64 units at 750 square feet, 40 units at 1050 square feet, 48 units at 1150 square feet, 12 units each at 1460 square feet, 1250 square feet and 1350 square feet. The units are proposed as one to four bedroom units. 2 May 1, 2003 SUBDIVISION ITEM NO.: 2 (Cont. B. EXISTING CONDITION FILE NO.: S-285-ZZ The site is a vacant tree covered site without a road in place. The existing Chenonceau Boulevard stops just short of the subject site. The Ranch Development is located east of the site with a school, a variety of office buildings and commercial uses. A preliminary plat for a new single-family subdivision was filed for the area adjacent to the site to the northeast in the summer of 2002. The area to the south of the site adjacent to Cantrell Road and zoned C-3 is currently vacant. A church is located across Patrick Country Road at the intersection with Cantrell Road. Patrick Country Road is a narrow unimproved roadway with a wooden bridge located near the southwest corner of the site. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch, the Maywood Manor and the Aberdeen Court Property Owners Associations along with all owners of property located within 200 feet of the proposed site were notified of the Public Hearing. As of this writing, Staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. Patrick Country Road has been granted a deferral for this project of Boundary Street improvements for this project. Right-of-way to 30 feet from centerline has been dedicated by a previous plat. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water Detention Ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 4. A grading permit is accordance with Section 29-186 (c)& (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Obtain NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Little Rock Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 3 May 1, 2003 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-ZZ 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The width of the primary driveway must not exceed 36-feet. The emergency access must be located as far as practicable from the property line but not less than the entrance radius (20'). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Enerav: No comment received. SBC: No comment received. Central Arkansas Water: According to Central Arkansas Water's records water service will be available to this property when the proposed 12-inch main is installed and accepted by Central Arkansas Water. Service is not available at this time. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water at 992-2438 regarding procedures for installation of private fire lines. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Contact the Little Rock Fire Department at 918-3752 concerning fire hydrant placement. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. El May 1, 2003 SUBDIVISION ITEM NO.: 2 (Cont. F. ISSUESITECHNICAL/DESIGN: Planning Division: No comment. FILE NO.: S-285-ZZ Landscape: The proposed land use buffer along the northern perimeter falls short of the forty-two (42) foot average width requirement by 5.3 feet (5,883 square feet). At least seventy (70) percent of this buffer must remain undisturbed. In order to receive credit, landscape islands within the interior of the vehicular use area must be at least 300 square feet in area and 7'/ feet in width. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required along the northern 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 provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Tim Daters of White-Daters and Associates was present representing the applicant. Staff introduced the item indicating the application was a multiple building site plan review for a site zoned MF-18 and a 20-foot strip to the north zoned R-2, Single-family. Staff stated the R-2 zoned portion would not need to be rezoned but would not be calculated in the density allowed nor would the applicant be allowed to place any buildings or parking in the R-2 zoned portion. Staff stated the northern portion of the site (the R-2 zoned portion) contained 0.467 acres and the MF-18 zoned portion of the site contained 14.6536 acres. Staff stated the overall density of the development was 17.743 units per acre. Staff stated the proposed density was consistent with MF-18 zoned property. Staff questioned if the proposed development was to be gated. Mr. Daters stated the development was gated and adequate turn -around had been provided. Staff also questioned the emergency access point located to the north of the site. Staff stated the driveway did not meet the traffic access and management 5 May 1, 2003 SUBDIVISION TEM NO.: 2 (Cont. FILE NO.: S-285-ZZ requirements of the Ordinance. Mr. Daters stated this gate was to be closed "most of the time". Staff requested further clarification of "most of the time". Mr. Daters stated he would resolve this with the applicant and respond to staff by the requested date. Staff questioned if there would be any playground equipment located on the site. Mr. Daters stated he was not sure and would contact the applicant and if so indicate the area on the proposed site plan. Staff also stated if the applicant would be requesting Certificate of Occupancies as buildings were completed, a phasing plan was required. Staff requested the applicant provide the details of any proposed signage (height/area/location) on the proposed site plan and provide the required screening of the dumpsters on the site plan. Staff stated any site lighting must be directional and directed inward away from residentially zoned properties. Public Works comments were addressed. Staff stated the applicant was previously granted a deferral of boundary street improvements to Patrick Country Road and Staff would continue to honor this request. Staff requested the applicant (the Ranch Properties) submit a letter outlining the intentions of boundary street improvements to avoid any future confusion as to when the road was to be constructed. Staff also stated the use of Patrick Country Road for construction of the apartment development was not a good idea since the road was substandard. Mr. Daters stated the applicant would restore the road upon the completion of construction of the apartment development. Staff stated the main driveway should be narrowed to 36-feet. Staff also stated a grading permit would be required and sidewalks would be required in accordance with Section 31-175 of the Little Rock Code. Staff stated the stormwater detention ordinance would apply to this project. Staff stated the project would most likely qualify for an in -lieu contribution at the time of a building permit. Comments from Central Arkansas Water were noted. Staff suggested the applicant contact the water department for further clarification as to the requirements stated. Staff also noted the comments from the Little Rock Wastewater Utility and stated the applicant should contact this agency for additional information as to their requirements. Landscaping comments were addressed. Staff stated the required buffer along the northern boundary appeared to fall short of the required forty-two foot average buffer. Staff stated at least seventy percent of the buffer must remain undisturbed and a six foot high opaque screen would be required along the northern boundary. Staff also stated the vehicle use area interior landscape islands must be at least 300 square feet in area and seven and one-half feet in width to receive credit for fulfilling the landscape ordinance requirements. Staff R May 1, 2003 SUBDIVISIO ITEM NO.: 2 (Cont. FILE NO.: S-285-ZZ stated the applicant would be allowed a transfer from the front side of the development (Chenonceau Boulevard) to the rear of the development (Patrick Country Road). Staff stated the City Beautiful Commission recommended preserving as many trees as feasible on the site and extra credit toward fulfilling the Landscape Ordinance would be give for tree preservation. There being no further items for discussion the Committee the forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised by Staff and the Subdivision Committee members. The proposed site plan meets the minimal requirements for the Subdivision Division Ordinance; multiple building site plan review. The applicant has indicated on the site plan the development will not be phased. With this statement on the site plan from the developer the "Certificate of Occupancies" will not be issued on single buildings or groups of buildings as they are completed but will be held until the entire development is completed and all buildings are ready for occupancy. The applicant has also indicated gate locations and required turnarounds. The applicant has indicated the northern gate to be an emergency access gate and will only be used in emergency cases. The applicant has also shown the southern driveway at the required 36-feet as requested by Public Works. The applicant has indicated a pool courtyard area but has not indicated on the site plan a playground area. Staff would recommend the placement of playground equipment (swings, slide, tot play equipment) in the landscaped area around the pool to ensure children have access to play equipment. The applicant has also included on the site plan the location of a monument sign. The sign will be located near the southern drive on the south side of the driveway. The note for the proposed signage states a six foot tall by twelve foot long sign identifying the complex or the maximum allowed. Typical ordinance requirements for signage allowed in multi -family zones would allow for a sign six feet in height and no more than twenty-four square feet in sign area. Staff would recommend the sign area conform to sign area allowed in multi -family zones per the zoning ordinance. The parking proposed more than exceeds the typical minimal required parking for a development of this size. The applicant is proposing the total number of on -site parking spaces including garages to be 530 parking spaces. Typically for 260 apartment units, 390 parking spaces would be required. The applicant is requesting the previously granted deferral of street improvements to Patrick Country Road be continued. Staff is supportive of this M May 1, 2003 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-285-ZZ request. Staff has requested from the applicant a letter confirming plans for road construction. The previous ordinance outlines the road development proposal very explicitly and staff feels if the road is developed in the specified manner that should suffice for any future development. To Staff's knowledge there are no other outstanding issues associated with the proposed request. The applicant has met the minimum requirements of the Ordinance but additional items that may be considered related to areas designated for playgrounds and parks. Staff feels the applicant should place a play area for children in the area of the pool courtyard. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant install playground equipment in the pool/courtyard area of the site. Staff recommends signage be limited to signage allowed in multi -family zones per the Zoning Ordinance. NING COMMISSION ACTION: (MAY 1, 2003) Mr. Tim Daters of White-Daters and Associates was present representing the application. There were no objectors present. Staff stated the applicant had requested the item be deferred to the June 12, 2003 Public Hearing. Staff stated they were supportive of the requested deferral. The Chairman placed the item for inclusion on the consent agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. May 1, 2003 ITEM NO.: 2 FILE NO.: S-285-ZZ NAME: The Ranch Tract G Subdivision Site Plan Review — Stonebridge Apartments Site Plan Review LOCATION: On the west side of Chenonceau Boulevard just north of Cantrell Road DEVELOPER: Embrey Partners 1100 NE Loop 419 Suite 900 San Antonio, TX 78209 FNGINFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 15.1 acres NUMBER OF LOTS: 1 CURRENT ZONING: MF-18 and R-2 PLANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.01 FT. NEW STREET: 0 VARIANCESNVAIVERS REQUESTED: Deferral of Master Street Plan requirements to Patrick Country Road as agreed to in Ordinance No. 16,814 dated December 20, 1994. BACKGROUND: On November 29, 1994, the Planning Commission reviewed and approved a site plan for the development of a 260-unit apartment complex. The development included eleven buildings and a clubhouse/office building. The development was never constructed. May 1, 2003 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-ZZ Also approved by the Board of Directors was an Ordinance (Ordinance No. 16,814 dated December 20, 1994) to amend the Master Street Plan and to allow a waiver of the Subdivision requirements with regard to double frontage lots (S-285-S). The Master Street Plan amendment included the deferral of the requirement to provide Master Street Plan improvements on Patrick Country Road. The deferral was approved to allow the developer to construct the Master Street Plan required widening when one of the following occurred: 1) any additional development (exclusive of the apartment development on Tract G) which abuts or takes access to Patrick Country Road at the southwest corner of the Ranch, Tract G; 2) any development within the Ranch along Patrick Country Road south of said creek; 3) development of over 50% of the office tract in The Ranch at the northeast corner of Patrick Country Road and Highway 10; 4) extension of any street from the Ranch to Patrick Country Road. January 29, 2001 an application was filed for a 260 unit apartment complex to be located on this site. The application was withdrawn without prejudice at the March 8, 2001 Planning Commission Public Hearing. A. PROPOSAL: The applicant is proposing the construction of 260 apartment units on this 15.1 acre site. The design will incorporate a Country French architectural theme. Custom features include nine (9) foot ceilings, crown moldings, cast stone fireplaces, plush carpet, computer desks, oval garden tubs and full size washer./dryer connections. The site is proposed as a limited access with the placement of gates along Chenonceau Boulevard. On -site amenities include a community center, which consists of a Leasing Center, Resident Center and Resort Style Pool. The Leasing Center includes a dramatic site display and reception area along with the management business offices. The Residents Center incorporates an elegant business center and conference room, in addition to a resident social hall with coffee bar, comfortable seating and entertainment center. In addition to a full range of resident services, residents will have their choice of detached, direct access, or two car garages. The applicant proposes thirteen, two and three story apartment buildings, one community center complex, five detached garage buildings containing- thirty spaces, one laundry facility and one mail center. The exterior of the buildings are proposed as wood frame construction with brick, stucco and hardy board plank siding. The applicant proposes dimensional composition shingles as the roofing material. The units are estimated at the following square footages: 72 units at 680 square feet, 64 units at 750 square feet, 40 units at 1050 square feet, 48 units at 1150 square feet, 12 units each at 1460 square feet, 1250 square feet and 1350 square feet. The units are proposed as one to four bedroom units. 2 May 1, 2003 UBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-ZZ B. EXISTING CONDITIONS: The site is a vacant tree covered site without a road in place. The existing Chenonceau Boulevard stops just short of the subject site. The Ranch Development is located east of the site with a school, a variety of office buildings and commercial uses. A preliminary plat for a new single-family subdivision was filed for the area adjacent to the site to the northeast in the summer of 2002. The area to the south of the site adjacent to Cantrell Road and zoned C-3 is currently vacant. A church is located across Patrick Country Road at the intersection with Cantrell Road. Patrick Country Road is a narrow unimproved roadway with a wooden bridge located near the southwest corner of the site. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch, the Maywood Manor and the Aberdeen Court Property Owners Associations along with all owners of property located within 200 feet of the proposed site were notified of the Public Hearing. As of this writing, Staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: Patrick Country Road has been granted a deferral for this project of Boundary Street improvements for this project. Right-of-way to 30 feet from centerline has been dedicated by a previous plat. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water Detention Ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 4. A grading permit is accordance with Section 29-186 (c)& (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Obtain NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Little Rock Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 3 May 1, 2003 SUBDIVISION NO.: 2 (Cont. FILE NO.: S-285-ZZ 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The width of the primary driveway must not exceed 36-feet. The emergency access must be located as far as practicable from the property line but not less than the entrance radius (20'). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: According to Central Arkansas Water's records water service will be available to this property when the proposed 12-inch main is installed and accepted by Central Arkansas Water. Service is not available at this time. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water at 992-2438 regarding procedures for installation of private fire lines. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Contact the Little Rock Fire Department at 918-3752 concerning fire hydrant placement. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 2 May 1, 2003 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-ZZ F. ISSUES/TECHNICAL/DESIGN: Plannina Division: No comment. Landscape: The proposed land use buffer along the northern perimeter falls short of the forty-two (42) foot average width requirement by 5.3 feet (5,883 square feet). At least seventy (70) percent of this buffer must remain undisturbed. In order to receive credit, landscape islands within the interior of the vehicular use area must be at least 300 square feet in area and 7'/ feet in width. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required along the northern 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 provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Tim Daters of White-Daters and Associates was present representing the applicant. Staff introduced the item indicating the application was a multiple building site plan review for a site zoned MF-18 and a 20-foot strip to the north zoned R-2, Single-family. Staff stated the R-2 zoned portion would not need to be rezoned but would not be calculated in the density allowed nor would the applicant be allowed to place any buildings or parking in the R-2 zoned portion. Staff stated the northern portion of the site (the R-2 zoned portion) contained 0.467 acres and the MF-18 zoned portion of the site contained 14.6536 acres. Staff stated the overall density of the development was 17.743 units per acre. Staff stated the proposed density was consistent with MF-18 zoned property. Staff questioned if the proposed development was to be gated. Mr. Daters stated the development was gated and adequate turn -around had been provided. Staff also questioned the emergency access point located to the north of the site. Staff stated the driveway did not meet the traffic access and management 5 May 1, 2003 SUBDIVISION O.: 2 (Cont.) FILE NO.: S-285-ZZ requirements of the Ordinance. Mr. Daters stated this gate was to be closed "most of the time". Staff requested further clarification of "most of the time". Mr. Daters stated he would resolve this with the applicant and respond to staff by the requested date. Staff questioned if there would be any playground equipment located on the site. Mr. Daters stated he was not sure and would contact the applicant and if so indicate the area on the proposed site plan. Staff also stated if the applicant would be requesting Certificate of Occupancies as buildings were completed, a phasing plan was required. Staff requested the applicant provide the details of any proposed signage (height/area/location) on the proposed site plan and provide the required screening of the dumpsters on the site plan. Staff stated any site lighting must be directional and directed inward away from residentially zoned properties. Public Works comments were addressed. Staff stated the applicant was previously granted a deferral of boundary street improvements to Patrick Country Road and Staff would continue to honor this request. Staff requested the applicant (the Ranch Properties) submit a letter outlining the intentions of boundary street improvements to avoid any future confusion as to when the road was to be constructed. Staff also stated the use of Patrick Country Road for construction of the apartment development was not a good idea since the road was substandard. Mr. Daters stated the applicant would restore the road upon the completion of construction of the apartment development. Staff stated the main driveway should be narrowed to 36-feet. Staff also stated a grading permit would be required and sidewalks would be required in accordance with Section 31-175 of the Little Rock Code. Staff stated the stormwater detention ordinance would apply to this project. Staff stated the project would most likely qualify for an in -lieu contribution at the time of a building permit. Comments from Central Arkansas Water were noted. Staff suggested the applicant contact the water department for further clarification as to the requirements stated. Staff also noted the comments from the Little Rock Wastewater Utility and stated the applicant should contact this agency for additional information as to their requirements. Landscaping comments were addressed. Staff stated the required buffer along the northern boundary appeared to fall short of the required forty-two foot average buffer. Staff stated at least seventy percent of the buffer must remain undisturbed and a six foot high opaque screen would be required along the northern boundary. Staff also stated the vehicle use area interior landscape islands must be at least 300 square feet in area and seven and one-half feet in width to receive credit for fulfilling the landscape ordinance requirements. Staff N May 1, 2003 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: S-285-ZZ stated the applicant would be allowed a transfer from the front side of the development (Chenonceau Boulevard) to the rear of the development (Patrick Country Road). Staff stated the City Beautiful Commission recommended preserving as many trees as feasible on the site and extra credit toward fulfilling the Landscape Ordinance would be give for tree preservation. There being no further items for discussion the Committee the forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised by Staff and the Subdivision Committee members. The proposed site plan meets the minimal requirements for the Subdivision Division Ordinance; multiple building site plan review. The applicant has indicated on the site plan the development will not be phased. With this statement on the site plan from the developer the "Certificate of Occupancies" will not be issued on single buildings or groups of buildings as they are completed but will be held until the entire development is completed and all buildings are ready for occupancy. The applicant has also indicated gate locations and required turnarounds. The applicant has indicated the northern gate to be an emergency access gate and will only be used in emergency cases. The applicant has also shown the southern driveway at the required 3E-feet as requested by Public Works. The applicant has indicated a pool courtyard area but has not indicated on the site plan a playground area. Staff would recommend the placement of playground equipment (swings, slide, tot play equipment) in the landscaped area around the pool to ensure children have access to play equipment. The applicant has also included on the site plan the location of a monument sign. The sign will be located near the southern drive on the south side of the driveway. The note for the proposed signage states a six foot tall by twelve foot long sign identifying the complex or the maximum allowed. Typical ordinance requirements for signage allowed in multi -family zones would allow for a sign six feet in height and no more than twenty-four square feet in sign area. Staff would recommend the sign area conform to sign area allowed in multi -family zones per the zoning ordinance. The parking proposed more than exceeds the typical minimal required parking for a development of this size. The applicant is proposing the total number of on -site parking spaces including garages to be 530 parking spaces. Typically for 260 apartment units, 390 parking spaces would be required. The applicant is requesting the previously granted deferral of street improvements to Patrick Country Road be continued. Staff is supportive of this 7 May 1, 2003 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.: S-285-ZZ request. Staff has requested from the applicant a letter confirming plans for road construction. The previous ordinance outlines the road development proposal very explicitly and staff feels if the road is developed in the specified manner that should suffice for any future development. To Staff's knowledge there are no other outstanding issues associated with the proposed request. The applicant has met the minimum requirements of the Ordinance but additional items that may be considered related to areas designated for playgrounds and parks. Staff feels the applicant should place a play area for children in the area of the pool courtyard. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends the applicant install playground equipment in the pool/courtyard area of the site. Staff recommends signage be limited to signage allowed in multi -family zones per the Zoning Ordinance. 9 Lo Subdivision Committee Comments U)F April 10, 2003 ITEM NO.: 2 FILE NO.: S-285-ZZ NAME: The Ranch Tract G Subdivision Site Plan Review — Stonebridge Apartments Site Plan Review LOCATION: On the west side of Chenonceau Boulevard just north of Cantrell Road Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the development complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Will the development be a gated community? If so provide the location of the gate and the required turn -around on the site plan. 3. Any site lighting must be low-level and directional, directed away from residentially zoned properties. 4. Will there be an area designated for playground equipment? If so indicate the area and provide preliminary details of equipment to be included in the playground area. 5. Provide a letter from the owner (Ranch Properties) concerning the development plan of Patrick Country Road. 6. The northern boundary is zoned R-2, Single-family (0.4647 acres) while the southern area if zoned MF-18 (14.6536 acres). The proposed development based on the MF zoned portion of the site would result in 17.743 units per acre. The area to the north will not need to be rezoned but may not include any of the buildings or parking. The portion maybe used as landscaping and buffering only. 7. Provide details of any signage to be located on the site. Include the maximum height and area along with the location of the proposed sign. 8. Provide a note regarding the required screening of the dumpster locations on the proposed site plan. 9. Will the development be developed as one development or in phases? If phasing will be considered as an option (requesting of certificate of occupancy prior to the completion of the entire development) provide a phasing plan. Variance/Waivers: -L6r�,-� \\ 1. Deferral of Master Street Plan requirements to Patrick Country Road as agreed to in Ordinance No. 16,814 dated December 20, 1994. Public Works: 1. Patrick Country Road has been granted a deferral for this project of Boundary Street improvements for this project. Right-of-way to 30 feet from centerline has been dedicated by a previous plat. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water Detention Ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 4. A grading permit is accordance with Section 29-186 (c)& (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Obtain NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. Contact Little Rock Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The width of the primary driveway must not exceed 36-feet. The emergency access must be located as far as practicable from the property line but not less than the entrance radius (20'). Utilities and Fire Department/County Planning: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: According to Central Arkansas Water's records water service will be available to this property when the proposed 12-inch main is installed and accepted by Central Arkansas Water. Service is not available at this time. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owner Line Agreement is required. A Capital Investment Charge based on the size of the meter connection (s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water at 992-2438 regarding procedures for installation of private fire lines. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Contact the Little Rock Fire Department at 918-3752 concerning fire hydrant placement. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Plannina Division: No comment. Landscape: The proposed land use buffer along the northern perimeter falls short of the forty-two (42) foot average width requirement by 5.3 feet (5,883 square feet). At least seventy (70) percent of this buffer must remain undisturbed. In order to receive credit, landscape islands within the interior of the vehicular use area must be at least 300 square feet in area and 7 Y2 feet in width. A 6-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required along the northern 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 provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003. -November 29, 1994 ITEM NO.: 16 FIT,E Nf]_ NAME: SADDLE CREEK APARTMENTS -- SITE PLAN REVIEW LOCATION: Approximately 0.4 mile north of Highway 10, between Chenonceau Blvd. and Patrick County Rd. DEVELOPER: RANCH PROPERTIES, INC. P. O. Box 56350 Little Rock, AR 72215 224-9600 AREA• 14.97 ACRES ENGINEER: WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: MF-18 & R-2 PROPOSED USES: Multi -Family Residential PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 VARI CES RE ❑ESTER: Deferral of the required Master Street Plan improvements for Patrick Country Road, and a waiver of the requirement to construct the bridge spanning the creek on Patrick Country Road. STATEMENT OF PROPOSAL: The applicant proposes the development of a 260-unit apartment complex on a 14.6 acre site. The site is zoned MF-18, with a 20 foot wide strip of R"2 zoned land lying along the north property line which is be used as a buffer area. The project will consist of the construction of 13 apartment buildings with a total square footage of 225,000 square feet, plus a clubhouse building and a mail building. Of the apartment buildings, 3-are to be two stories in height and 10 are to be three stories. Parking for 520 vehicles is proposed, with 260 of these space to be covered. The development.is to be divided into 2 phases, with Phase I involving the construction of 9 buildings containing 188 units, and the clubhouse. Phase II involves the construction of 4 buildings containing 72 apartment units. The time -frame for construction of the 2 phases in not determined, since development of the second phase will depend on the market and financial conditions which develop. No access is proposed to be taken to the west, to Patrick Country Rd., and a deferral of the required street improvements for Patrick Country Rd. is requested. The required right-of-way for this road, however, is proposed to be dedicated. A wavier of the requirement to construct the bridge which spans the creek which crosses Patrick Country Rd. is requested. November 29, 1994 SUBDIVISION ITEM NO.: 16 Continued FILE NO.: S-285-T A. PROPOSAL/REQUEST: Approval by the Planning Commission of the site plan for the Saddle Creek Apartment complex is requested. (Note: Since the proposal involves approval of a preliminary plat as a separate issue, and since the requested variance and wavier are being considered as a part of the preliminary plat item, there is no need to address these variance and waiver issues as a separate issue in this request. There is, however, a need to make the approval of the site plan conditioned on the approval by the Board of Directors of the variance and waiver.) B. EXISTING CONDITIONS: The site is undeveloped and wooded. The topography is rolling, dropping generally to the south from an elevation along the north property line of approximately 270-300 feet MSL (Mean Sea Level) to 265-270 feet MSL along the southern boundary of the lot. There is a creek lying along the south boundary of the proposed lot. The existing zoning of the majority of the site is MF-18, although there is a 20 foot wide strip of R-2 land lying along the north boundary of the lot. C. ENGINEERING UTILITY CQMMENTS: Public Works comments that: 1) the minimum drainage requirements (pursuant to Section 31 of the Code) are not met by the site layout as presented; 2) one-half street improvements will be required for Patrick Country Rd., and this street must be developed to the standards of a collector street of a 36 foot wide street with a sidewalk, and the full width of the bridge spanning the creek which crosses Patrick country Rd. must be built; 3) the Base Flood elevation at this site is approximately 264 NGVD, and the floodplain encroaches on this property (Note: Contact Public Works, ADPC&E, AND USACE-LRD prior to beginning any site work.); 4) both vertical and horizontal roadway alignment for Chenonceau Blvd. must be verified to assure adequate sight distance; and, 5). street plan, stormwater detention, and boundary survey information will be required. Water Works comments that a water main extension will be required in order to serve this property. On -site fire protection will be required. Wastewater comments that a capacity analysis will be required. Capacity contribution fees, Hinson Reimbursement 2 November 29, 1994 SUBDIVISION ITEM NO.: 16 (Continued) FILE NO.: S-285-T Fees, The Ranch Reimbursement Fees, and Chenal North Slope Reimbursement Fees -will be assessed. Arkansas Power and Light Co. comments that 15 foot easements will be required along all four boundaries of the site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department will require additional fire hydrants for this complex. Landscape review comments that the proposed buffer width along Chenonceau Blvd. drops below the 30 foot width required. The minimum requirement is 20 feet. A portion of the proposed buffer drops -to a width of 5 feet. A 6 foot high opaque screen is required along the northern site perimeter. This screen may either be a "good neighbor" wood fence, or be dense evergreen plantings. D . ISSUE S I_I,_E_GAL I_TE_C_HNI CAL /DESIGN : The applicant proposes 2 phases for the development. The second phase is the portion of the development which lies along the west boundary of the site. The required improvements for Patrick Country Rd. would not be required until the Phase 2 development begins. However, the applicant may construct the entire project at one time, and is seeking, as part of the preliminary plat approval, a deferral of the Patrick Country Rd. improvement requirements and a wavier of the requirement to construct the bridge over the creek in Patrick Country Rd. There are issues regarding buffer widths and screening which remain to be resolved. E. ANALYSIS• The site plan which has been submitted meets the technical requirements of the ordinance; however, there are the issues of buffer width along the Chenonceau Blvd. frontage and of the street and bridge improvement requirements to be resolved. F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the applicant meeting the requirements for landscape and land use buffering, and subject to the Board of Directors 3 November 29, 1994 SUBDIVISION ITEM NO.: 15 Continued FILE NO.: S-285-T approving the requested deferral and waiver, or the applicant complying with the Master Street Plan requirements. IIBDIVISION COMMITTEE CQbiMENT: (NOVEMBER 10, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Mr. White reviewed the comments continued in the discussion outline. The Public Works staff person outlined the Public Works concerns, and Mr. White, the Public Works staff person, and the Committee members discussed the concerns. Mr. White indicated that it was the developers understanding that the bridge construction would be the City's responsibility, and that the developer was proposing to defer constructing one-half collector street improvements until the City built the bridge. Mr. White indicated that he would need to discuss this issue with the applicant in more detail. The Committee forwarded the proposed plat to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994) Staff reported that there are no outstanding technical issues to resolve. The applicant, staff reported, has requested a 5 foot height variance for the buildings, so that the apartment buildings may be three-story buildings, and explained that the variance is minimal. Staff recommended approval of the variance. The item, approval of the site plan and a recommendation of approval of the height variance, was included on the consent agenda for approval and was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 4