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HomeMy WebLinkAboutS-1590 Staff AnalysisNovember 8, 2007 ITEM NO.: C FILE NO.: NAME: The Colonies at Otter Creek Subdivision Site Plan Review LOCATION: Located on the Southwest corner of Baseline Road and Wimbledon Loop DEVELOPER: Case and Associates 4200 East Skelly Drive, Suite 800 Tulsa, OK 74137 FNr�INFFR- McGetrick and McGetrick Engineers 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 6.77 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 MF-24 16 — Otter Creek VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF The Board of Directors adopted Ordinance No. 13,823 on May 20, 1980, rezoning 111.36 acres from R-2, Single-family to various zoning classifications. The two properties located on the east and west sides of Wimbledon Loop were zoned MF-24 as a part of this overall rezoning for the Otter Creek Community; reflective of their development plan. A. PROPOSAL/REQUEST— The property consists of 6.77 acres, and is currently zoned MF-24. The applicants are requesting a site plan review for the placement of 156 units or 23.04 units per acre. The development consists of six three story buildings and six two story buildings. The site plan includes the placement of 247 parking November 8, 2007 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1590 spaces with both surface parking and covered parking in garages. The project will not have a pool or clubhouse. The entrance is proposed from Wimbledon Loop with an exit only drive off Baseline Road to allow egress from the site and serve as secondary emergency access to the site. B. EXISTING CONDITIONS: The site is located on the southwest corner of Baseline Road and Wimbledon Loop and is tree covered. Baseline Road has not been constructed to Master Street Plan standard abutting the site. Wimbledon Loop appears to be constructed to standard with the exception of the placement of a sidewalk. Wimbledon Loop is the rear entrance to the Otter Creek Community and a gate has been installed to limit access to the area. There are single-family homes located to the south and west of the site. To the north of the site is the Eagle Hill Apartment development. East of the site are the Wimbledon Green Apartments. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls and letters from area residents indicating concern for the proposed use of the property. All owners of property located within 200 feet of the proposed site along with the Otter Creek Homeowners Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Baseline Road and Wimbledon Loop. 3. Sidewalks with appropriate handicap ramps are required to be installed along Baseline Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (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. 6. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 2 November 8, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1590 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Traffic counts on Wimbledon Loop are being compiled. The expected trip generation from this 156 unit apartment complex will be approximately 1,048 trips. Wimbledon Loop is identified on the Master Street Plan as a collector street. Collector streets are generally designed for 5,000 vehicles per day. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. The storm water inlet located on Baseline Road to the west of Wimbledon Loop should be moved further away from the centerline for better alignment of the curb line. 13. Erosion controls must be installed to reduce discharge of polluted storm water. 14. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 15. At time of building permit, the proposed one way driveway on Baseline Road must be redesigned to prevent vehicles to access the site from Baseline Road. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. 3 November 8, 2007 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1590 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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 installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if the service is off of the main on the north side of Baseline Road. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a CATA Bus Route. F. ISSUES/TECHNICALIDESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The buffer ordinance requires an average street buffer width of thirty-five foot (35') and in no case less than half or seventeen foot (17') along Baseline Road. 3. The buffer ordinance requires an average street buffer width of forty-two foot (42') along Wimbledon Loop and at no case less than half or twenty- one foot (21) wide. 4. The landscape ordinance requires a minimum nine foot wide (9') landscaping strip around the sites entirety. A variance from this minimal amount will require approval from the City Beautiful Commission prior to the issuance of a building permit. El November 8, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1590 5. The zoning buffer ordinance requires a land use buffer of forty-two foot (42') wide along the western perimeter of this site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 6. The zoning buffer ordinance requires a land use buffer of thirty-five foot (35') wide along the southern perimeter of this site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 7. The property to the south and the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along both the southern and the western perimeters of the site. 8. Interior islands must be a minimum of three hundred (300) square feet in area to receive credit toward fulfilling landscape ordinance requirements. 9. A small amount of building landscaping is required between the parking areas and the buildings. 10. An automatic irrigation system to water landscaped areas will be required. 11. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 12. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the applicant include the location of any proposed carport structures, provide the total height of the proposed buildings and the total height of any proposed carport structures. Staff also questioned the indicated parking requesting Mr. McGetrick verify the parking numbers indicated. Staff questioned if the developers were committing to architectural design and construction materials as provided in the building elevations. Staff stated the site plan as proposed did include variances from the various ordinance standards. Staff stated the buildings were proposed within the required building setback. Staff suggested the applicant relocate the buildings to provide the typical 25-foot building setback. Staff also stated the typical ordinance standards for buffering were not being met based on the current site plan. 5 November 8, 2007 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1590 Public Works comments were addressed. Staff stated traffic expected 1,050 trips per day to be generated by the proposed development. Staff stated presently Wimbledon Loop carried approximately 4,000 cars per day and with the new development it was anticipated 5,000 cars would be utilizing the street. Staff stated Wimbledon Loop was a collector street and had the capacity to handle 5,000 to 10,000 cars per day. Staff noted the Property Owners Association had requested the development access Baseline Road and not access Wimbledon Loop. Staff suggested the developer meet with the POA and determine the best points for ingress and egress for the development. Landscaping comments were addressed. Staff stated the indicated buffers were not adequate to meet the typical minimum ordinance standards. Staff suggested the applicant revise the plan to increase the buffer area to meet the typical minimum ordinance standard. Staff also stated the interior islands should be increased to meet a minimum of 300 square feet as typically required by the landscape ordinance. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 6, 2007, Subdivision Committee meeting. The revised site plan has removed all variance requests. The site plan indicates building setbacks and buffer areas as typically required by the various minimum ordinance standards. The applicant has indicated carports will not be utilized by the development. The developers have indicated a commitment to the architectural design as provided to staff with the application filing and construction materials of wood, brick, stone, drivit, stucco and any combination of these materials. The site plan indicates the placement of landscaping, buffering and screening as required by the landscape and zoning ordinance. The street buffer width of thirty-five feet and in no case less than half or seventeen feet along Baseline Road has been indicated. The street buffer along Wimbledon Loop has been indicated with average width of forty-two feet as required by the zoning ordinance. The zoning buffer ordinance requires a land use buffer of forty-two feet along the western perimeter and thirty-five feet along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. The site plan indicates the minimum buffering requirement. [01 November 8, 2007 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1590 The site consists of six (6) two story and six (6) three story buildings with garage and surface parking. Buildings will be three design types. Building A3/B3 is designed with garages on the first level and living on the second floor. There are 36 garages with 12 residential units above. The garages will be offered to the residential units above at one space per unit and the remaining garages will be offered to the remaining residents. Building A2 is proposed with three levels and eight units per level for a total 24 units per building. There are three A2 buildings proposed. Building design B2 is also proposed as three stories with eight units per floor and a total of 24 units per building. There are three B2 designed buildings proposed for a total of 72 units. The parking is indicated with 211 open spaces and 36 garages for a total of 247 parking spaces. Based on the typical minimum parking required for a multi- family development, 234 parking spaces would be required to serve the development. The site plan indicates a single sign located near the intersection of Wimbledon Loop and Baseline Road. The signage is proposed as signage allowed in multi -family zones or a maximum of six feet in height and thirty-two square feet in area. Perimeter fencing is proposed. The fencing along the southern and western perimeters is proposed as a six foot solid faced screening fence. The fencing proposed along the street sides is proposed as brick and metal with a maximum height of six feet. The property consists of 6.77 acres, and is currently zoned MF-24. The request is for approval of a site plan review for the placement of 156 units or 23.04 units per acre; consistent with the density allowed per the current zoning. The project will not have a pool or clubhouse. The entrance is proposed from Wimbledon Loop with a gated entrance off of Baseline Road for fire access. To staff's knowledge, there are no outstanding technical issues associated with the request. The applicant has adequately addressed the various elements of the various ordinances related to the site plan review and does not appear to be seeking any variances or waivers related to the proposed development. The property was zoned for multi -family development in 1980 and has set vacant since that time. Staff feels the development of the site is consistent with the current zoning and adequately addresses the various ordinances related to site development criteria. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 7 November 8, 2007 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1590 PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated September 25, 2007, requesting a deferral of the item to the November 8, 2007, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made for a deferral of the Commission's By-laws with regard to the late deferral request. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. The chair entertained a motion for placement of the item on the consent agenda for deferral. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. STAFF UPDATE: (NOVEMBER 8, 2007) The applicant submitted a request dated October 15, 2007, requesting this item be withdrawn from consideration without prejudice. Staff is supportive of this request. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated October 15, 2007, requesting the item be withdrawn from consideration without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for withdrawal. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. ITEM NO.: 6. S-1590 NAME: The Colonies at Otter Creek Subdivision Site Plan Review LOCATION: located on the Southwest corner of Baseline Road and Wimbledon Loop Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. 2. Will carports be utilized within the development? If so provide the location for the proposed carport structures. Provide the proposed building elevations for the proposed carport structures. 3. Provide the proposed construction materials for the proposed buildings and the proposed carport structures. Are the buildings proposed as indicated on the included building elevation? 4. Provide details of any proposed perimeter fencing including the construction materials, the location and the total height of the proposed fencing. 5. The site plan indicates the western boundary at 700+ feet. Verify the distance of the western boundary. 6. The site plan indicates the placement of encroachments within the required setback. Provide a justification of a hardship for the encroachment and the allowance of the balconies within the setback or remove the encroachment. 7. The site plan does not include the required land use buffer along the western perimeter or the street buffers along Baseline Road (24') and Wimbledon Road (42'). 8. The parking on the site plan appears to be stated incorrectly. It appears 263 open spaces provided on the site and a total of 299 parking spaces have been provided. 9. Provide a note indicating the maximum building height proposed. The maximum height allowed per the MF-24 zoning district is 35-feet. 10. Provide details of the proposed signage. The ordinance typically allows a maximum sign area of twenty-four square feet and a maximum sign height of six feet. 11. Provide the location of the proposed dumpster facilities on the site plan along with a note indicating the required screening. Will the hours of service be limited for dumpster service? If so provide a note in the general notes section of the site plan indicating the hours of dumpster service. 12. Will the units be owner or renter occupied. 13.If the units are renter occupied - Will the development have an on -site manager? Will the units be market rate units or subsidized units? If subsidized provide the percentage of each type units. VarianceA/Vaivers: Public Works Conditions: Item # 6, 1. Baseline Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Baseline Road and Wimbledon Loop. 3. Sidewalks with appropriate handicap ramps are required to be installed along Baseline Road in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (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. 6. Provide a Sketch Grading and Drainage Plan as required per Section 29-186 (e). 7. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 8. Traffic counts on Wimbledon Loop are being compiled. The expected trip generation from this 156 unit apartment complex will be approximately 1,048 trips. Wimbledon Loop is identified on the Master Street Plan as a collector street. Collector streets are generally designed for 5,000 vehicles per day. 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 10.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12.The storm water inlet located on Baseline Road to the west of Wimbledon Loop should be moved further away from the centerline for better alignment of the curb line. 13. Erosion controls must be installed to reduce discharge of polluted storm water. 14. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements. Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on -site will be private. When Item # 6. meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges if the service is off of the main on the north side of Baseline Road. This fee will apply to all connections including metered connections off the private fire system. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Planning: No comment. CATA: The site is not located on a CATA Bus Route. Planning Division: No comment. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The buffer ordinance requires an average street buffer width of thirty-five foot (35') and in no case less than half or seventeen foot (17') along Baseline Road. 3. The buffer ordinance requires an average street buffer width of forty-two foot (42') along Wimbledon Loop and at no case less than half or twenty-one foot (21) wide. 4. The landscape ordinance requires a minimum nine foot wide (9') landscaping strip around the sites entirety. A variance from this minimal amount will require approval from the City Beautiful Commission prior to the issuance of a building permit. 5. The zoning buffer ordinance requires a land use buffer of forty-two foot (42') wide along the western perimeter of this site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 6. The zoning buffer ordinance requires a land use buffer of thirty-five foot (35') wide along the southern perimeter of this site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 7. The property to the south and the west is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along both the southern and the western perimeters of the site. 8. Interior islands must be a minimum of three hundred (300) feet in area to receive credit toward fulfilling landscape ordinance requirements. Some of the proposed areas do not meet this minimum standard. 9. A small amount of building landscaping is required between the parking areas and the buildings. 10.An automatic irrigation system to water landscaped areas will be required. Item # 6. 11. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 12.The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 12, 2007. Item # 6.