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Home My WebLink AboutS-0983-B Staff AnalysisOctober 18, 1994 Mo oaa& l FILE NO.: S-983--5 NAME: BRENNAN ADDITION, TRACT A -- SITE PLAN REVIEW LQfATI-Q On the north side of White Rock Ln., approximately 0.2 mile east of Reservoir Rd. DEVELOPER: ENGINEER: ABE ROSEN WHITE-DATERS & ASSOCIATES, INC. A. S. ROSEN & ASSOCIATES, INC. 401 S. Victory St. 9101 Rodney Parham Rd. Little Rock, AR 72201 Little Rock, AR 72205 374-1666 223-0647 AREA: 0.7615 ACRES DER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-5 PROPOSED USES: Multi -Family Residential PLANNING DISTRICT• 3 CENSUS TRACT: 22.03 VARIANCES REOQESTED: None STATEMENT OF PROPOSAL: The applicant proposes the development of a 0.7615 acre lot in a R-5 zoning_ district consisting of the construction of 12 apartment units in 2 buildings. Parking for 20 vehicles on the property is proposed. No variances are requested. A. PROPOSAWREOUEST: Approval of the Planning Commission is requested for a site plan involving the construction of 2, 2-story apartment buildings, each containing 6, 1-bedroom apartments, for a total of 12 units on the 0.7615 acre site.-. Each building is proposed to contain 3,420 square feet. Parking for 20 vehicles on the premises is provided. The required "good neighbor" fence is proposed to be erected along the west property line abutting the single-family lots. Along the Grassy Flat Creek boundary, however, no fence is proposed. B . EXISTING -CONDITIONS:. - - The site is one of the lots in the recently approved Brennan Addition, and this lot was rezoned to R-5 at the time. The remaining lots in Brennan Addition were retained for single- family development and face Brennan Ln. The lot being developed for multi -family use faces White Rock Ln., and has October 18, 1994 SUBDIVISION ITEM N n inu d FILE ND.: - -H two Brennan Addition single-family lots abutting it along its west property line. There are other multi -family developments across White Rock Ln. to the south. To the east, bordering the site, is the floodway for Grassy Flat Creek. The site has_ been. cleared, and Is prepared for development. The site is zoned R-5. To the north and west is R-2 zoned property. Across 'White Rock Ln. to the south is property zoned MF-24. At the southwest corner of the tract is an 0-3 zoned parcel. To the east is the Grassy Flat Creek floodway, with R-2 land beyond. C. EN INERRIN TILIT3C C MMENTS: Public Works comments that prior to issuance of a building permit, a complete grading and drainage plan and a stormwater detention plan must be submitted. One-half street improvements on White Rock Ln. must be constructed. Little Rock Water Works comments that an additional fire hydrant may be required by the Fire Department. Little Rock Wastewater Utility comments that sewer is available, and that there will be no adverse effect on the Utility system in providing service. Arkansas Power and Light Co. will require easements along the west'and south property line Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Little Rock Fire Department approved the submittal without comment. Landscape review comments that a 6 foot high opaque wood fence, with its structural members facing toward the site, or evergreen plantings, will be required along the western and eastern property line which abut the single-family residential areas. Areas set aside for land use buffers and landscaping areas are below minimum ordinance requirements. The western and eastern land use buffers must be a minimum of 6 -feet- in width." __A - total " o f " 6% of' the interior of the vehicular use area must be landscaped. D. I E LE AL TE H I AL DE I Section 31-13 of the Subdivision Regulations requires site plan review for developments involving the construction of 2 2 October 18, 1994 SUBDIVISION ITEM N n zn d FILE N _ or more buildings on a lot. The proposed development involves construction of 2 apartment buildings on the lot; therefore, site plan review pursuant to the Subdivision Regulations is required. Section 36-259 of the Zoning Regulations permits high density multi -family uses, with a density of not more than 36 units per acre. For lots ranging in size of from 10,000 square feet to 1 acre, there shall be provided 2,000 square feet of land area per dwelling unit. The proposed development involves construction of 1.2 units on 33,171 square feet of land area. To meet the R-5 requirements 12 dwelling units require 24,000 square feet of land area; therefore, this requirement is met. The development involves the construction of 12 units on 0.7615 acres_ This represents 15.76 units per acre; therefore the development meets the ratio of the units per acre required by the Regulations for the development in the R-S zoning district. Section 36-502 of the Zoning Ordinance requires that multi- family developments provide 1.5 parking spaces per dwelling unit. The proposed development proposes 1.2 dwelling units, requiring 18 parking spaces. Parking for 20 vehicles is Proposed for the development; therefore, the number of parking spaces meets Ordinance requirements. The site plan submitted for review must include the fallowing item which were not included with _this. - application: 1) information on the availability of public utilities; 2) existing and proposed fire hydrants; 3) the designation of landscape areas; and;-4) the location of sidewalks. -The-head-in parking spaces off White Rock Ln. are not acceptable as presented. A parking 'Ilot" with a_20 foot wide drive -approach and necessary maneuvering space for access to and from parking spaces_ is.required. .__Backing -directly-onto White Rock Ln. is not acceptable. E. ANALYSIS: There are encroachments into the land use buffers, and landscaping in the vehicular use are is deficient. Landscape areas are not shown. Walkways are not shown. The parking area at the southeast corner of the property is improperly designed. The development, however, meets the density- requi-rement'-for 'the 'R=5 'Zori_Ing � district; so, with some modification to the site plan, the development can meet the requirements. 3 October 18, 1994 SUBDIVISION ITEM NQ.: 2 (Continued) FILE Nib.: 5-983 B F. ZTAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the site plan being amended to incorporate the needed changes as cited above. ,5�IBDIVISIQA COMMITTEE COMMENT: (SEPTEMBER 29, 1994) Mr. Joe White, representing White-Daters & Associates, Inc., the project engineering firm, was present. Staff outlined the proposal, and the Committee reviewed with Mr. white the comments contained in the discussion outline. Mr. White indicated that he would meet with Bob Brown, the staff person responsible for landscape review, to clarify the requirements for meeting the land use buffer requirements. He indicated that he ought to be able to meet the requirements for both minimum and average width of the buffers. He also mentioned that, with the width of the Grassy Flat Creek floodway, and the distance to the east to any residential uses, that the land use buffer along the creek should be waived. Mr. White stated that the parking area at the southeast corner of the project would be redesigned to comply with the Ordinance requirements. The Committee forwarded the item to the Planning Commission for final approval of the site plan. PLANNING COMMITOUACTION: (OCTOBER 18, 1994) Staff reported that there were no outstanding issues -to be resolved, and recommended approval of the site plan, as amended by the applicant. The item was included on the Consent Agenda for approval. -The item was approved with the approval of the Consent Agenda with the vote of 9 ayes, 0 nays, 1 absent, and 1 abstention (Putnam). 4