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Home My WebLink AboutS-1135 Staff AnalysisMay 15, 1997 ITEM NO.: 22A & 22B FILE NO.: S-1135-A & S-1135 NAME: Hinson Road Apartments - Site Plan Review (S-1135-A) - Preliminary Plat (S-1135) LOCATION: On the west side of Hinson Road, south of Pebble Beach Drive DEVELOPER• ENGINEER• MLP Investments Joe White 11780 Manchester Road white-Daters and Associates Des Peres, MO 63131 401 South Victory Street Little Rock, AR 72201 AREA: 40.0 acres NUMBER OF LOTS: 2 FT. NEW STREET: 1,180 ZONING: MF-6 PROPOSED USES: Multifamily Residential PLANNING DISTRICT: #19 Chenal CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: None BACKGROUND• This application is for a site plan review and two lot preliminary plat on 40 undeveloped acres. A. PROPOSAL• The developer seeks approval to construct 234 multifamily residential units in one phase. The breakdown of the project unit count is as follows: ■ 234 units in 10 three-story buildings ■ 162 two bedrooms ■ 72 three bedrooms ■ 519 total parking spaces ■ 412 open spaces ® 23 handicap ■ 84 garages (14 buildings) ■ clubhouse -and pool May 15, 1997 SUBDIVISION ITEM NO.: 22A_& 22B (Cont.) FILE NO.: S-1135-A & S-1135 B. EXISTING CONDITIONS: The site is vacant. C. NEIGHBORHOOD COMMENTS: The Marlow Manor and Hillsborough Neighborhood Association are the two closest to this site. They were both notified of the public hearing. To date they have not responded. Planning Staff has received 26 phone calls in response to the developer required noticing. All comments have been negative. A summary of comments include objection to any type of apartment development, three story units, and location of proposal new collector street. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: (S-1135-A Site Plan Review) 1. A grading permit and development permit for special flood hazard area are required prior to construction. National Pollutant Discharge System (NPDES) and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. 2. Stormwater detention ordinance applies to this property. 3. See comments from S-1135. 4. Cul-de-sacs are recommended to be 40 feet diameter pavement as required for residential streets. 5. An internal sidewalk plan should be shown connecting units to sidewalk construction on collector and Hinson Road. 6. This project will generate 2,340 trips per day. 7. Hinson Road has a 1995 average daily traffic count of 14,000. PUBLIC WORKS CONDITIONS: (S-1135 Preliminary Plat) 1. A grading permit and development permit for special flood hazard area are required prior to construction. National Pollutant Discharge System (NPDES) and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. 2. Show turn out deceleration lanes that currently exist on Hinson Road. Reconstruct curb where existing turn -out is not to be utilized. 3. Stormwater detention ordinance applies to this property. 4. A dedication of right-of-way will be required to 45 feet from centerline for this 5 lane minor arterial with additional 12 feet of right-of-way behind the curb where K May 15, 1997 SUBDIVISION ITEM NO.: 22A & 22B (Cont.) FILE NO.: S-1135 A & S-1135 right -turn lane will be constructed for new collector street. 5. Add left turn lane into Hinson Road for proposed collector. The Master Street Plan calls for Hinson :toad to be a 5 lane arterial, -however, full widening is not recommended only that required for left and right turn lanes. 6. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. Provide in -lieu for sidewalk construction on frontage as approved by the Department of Public Works. 7. Sidewalks shall be shown conforming to Sec. 31-175 and the 'IMSP" . 8. Show the following: a. Street cross sections of proposed collector street & Hinson Road at 100, stations. b. Street profiles showing existing and proposed centerlines. C. Direction of flow for water courses leaving the property. d. Drainage area size and runoff coefficient of watercourses entering the tract. e. Proposed ditch sections. f. Description of existing surface features including soil type and vegetation. g. Prepare letter for street lights as required by Sec. 31-403. h. Utility excavation within proposed rights -of -way shall be per Article V of Sec. 30. i. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 9. HEC Study, CORP, and FEMA approvals required for the bridge at Taylor Loop Creek. Dedicate easement for floodway. Provide for maintenance of open tracts. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: (Site Plan Review) - Capacity contribution analysis required. (Preliminary Plat) - Sewer available, not AP&L: No response. adversely affected. Arkla: OK Southwestern Bell: Easements required. Water: On site fire protection will be required. On site facilities will be private. A public water main adjacent to the proposed collector may be required. Backflow prevention will be required on fire and domestic services. Fire Department: Require 50 foot radius and show fire hydrant. �3 May 15, 1997 SUBDIVISION ITEM NO.: 22A & 22B(Cont.)FILE NO.: S--1135-A & S-1135 F. ISSUES/TECHNICAL/DESIGN: Landscape: Areas set aside for buffers and landscaping meet and exceed ordinance requirements. Areas not screened from adjacent single-family properties by existing natural vegetation will be required to have additional screening. This can be with dense evergreen plantings or an opaque wood fence with its face directed outward. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Issues• ■ Place vicinity map on Site Plan Review exhibit. • Provide signage and lighting plan. Planning Division: N/A G. ANALYSIS• The site plan review and preliminary plat conform to the appropriate sections of the Subdivision and Zoning Ordinance. No variances, waivers, or deferrals are requested by the developer. The existing MF-6 has predetermined the type of residential uses and density appropriate for this site. H. STAFF RECOMMENDATIONS: APPROVAL of the request as submitted and subject to conditions listed in paragraphs D, E and F of this staff report. Approval is based on revised exhibits dated April 30, 1997 by Planning Staff. Separate action is required by the Planning Commission for the Site Plan Review (S-1135-A) and Preliminary Plat (S-1135) requests. SUBDIVISION COMMITTEE COMMENT: Joe White represented the development. and information on architectural style. Bob Brown to leave all buffer areas as Planning Staff requested a lighting and (APRIL 24, 1997) Staff request elevations There was a request by "natural open space". signage plan. 4 May 15, 1997 SUBDIVISION ITEM NO.: 22A & 22B (Cont.) FILE NO.: 5-1135-A & 5-1135 The items was referred to the Planning Commission meeting on May 15, 1997 for consideration. PLANNING COMMISSION ACTION: (MAY 15, 1997) Larry Jones explained that the applicant had requested a withdrawal of the site plan review and preliminary plat at 1:40 p.m. Thursday afternoon. He stated that the Commission would have to suspend their By-laws to accept this request. There was no public hearing. Motion to suspend By-laws. Motion passed with 10 ayes, 0 nays and 1 absent. Motion to accept the applicant's request to withdraw the site plan review and preliminary plat. Motion passed with 10 ayes, 0 nays and 1 absent. 5