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HomeMy WebLinkAboutS-1204 Staff AnalysisSeptember 3, 1998 ITEM NO.: G FILE NO.: S-1204 NAME: Magnolia Park Apartments - Subdivision Site Plan Review LOCATION: Just north of the northwest corner of John Barrow Road and Morris Manor Dr. DEVELOPER: ENGINEER• Barrow Road Partners, L.P. White-Daters and Associates 2001 Airport Rd., Suite 304 401 Victory Street Jackson, MS 39208 Little Rock, AR 72201 AREA: 9.30 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2, Proposed MF-18 ,ALLOWED USES: Single -Family Residential PROPOSED USE: Multifamily Residential VARIANCES WAIVERS REQUESTED: waiver of additional right-of-way dedication for Barrow Road. BACKGROUND: The application is before the Planning Commission due to the fact that the proposed development contains multiple structures. A land use plan amendment and a rezoning from R-2 to MF-18 are also on this agenda (items J and K). A. PROPOSAL RE UEST: The applicant proposes to construct 18 multifamily structures on the site with 293 total parking spaces. There will be a total of 144 dwelling units on the site. The multifamily buildings will be two -stories each and have an average height 20.5 feet. An office building with pool and playground, a postal building (mailboxes) and the dumpster with trash drop-off area will be located near the northeast corner of the development, along Barrow Road. The development will be fenced with double gates at the northernmost access drive and single gates at the exit drive and southern access drive. September 3, 1998 SUBDIVISION ITEM NO.: G {Cont.) FILE NO.: S-1204 B. EXISTING CONDITIONS: The site is currently vacant and heavily wooded. Multifamily residences are located to the south with a beauty shop located at the northwest corner of Barrow Road and Morris Manor Drive. Other multifamily residences are located to the west and undeveloped multifamily zoned property is located to the north. Single-family residences and undeveloped, wooded property is located to the east, across Barrow Road. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments as of this writing. The Twin Lakes, Twin Lakes B, John Barrow and Brownwood Terrace Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Barrow Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention Ordinance applies to this property show preliminary design of detention basin. 6. Easements for proposed stormwater detention facilities are required. 7. Barrow Road has a 1996 average daily traffic count of 7,400 ADT. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, Capacity Contribution fee will be charged for this project. AP&L: No Comment received. ARKLA: No Comment received. E September 3, 1998 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-12 Southwestern Bell: A 5 foot utility easement is requested along the north and south property lines and a 10 foot utility easement is requested along the west property line. Water: On -site fire protection is required. Fire Department: No Comment. County Planning: No Comment received. CATA • No Comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. If dumpsters are to be used their locations must be shown and they must be screened on three sides to a height of 8 feet. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. The City Beautiful Commission recommends saving as many existing trees as feasible. Extra credit toward fulfilling landscape ordinance requirements can be given when saving trees of 6 inch caliper or larger. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS: The applicant submitted a revised site plan to staff on July 8, 1998. The revised site plan appears to comply with the comments made by staff and the Subdivision Committee. All of the proposed buildings meet or exceed the setbacks required for MF-18 zoning. The density also conforms to the ordinance allowance (15.4 units per acre proposed, 18 units per acre allowed). The number of parking spaces also exceeds the ordinance requirement (216 parking spaces 3 September 3, 1998 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1204 required, 293 total parking spaces proposes - 2.03 spaces per unit). The applicant is requesting a waiver of additional right-of- way dedication for Barrow Road (approximately 10 feet). Instead, the applicant proposes to dedicate this area as an easement to be used for utilities, drainage and sidewalk. Public works has indicated support of this proposal. To staff's knowledge, there are no further issues remaining to be resolved. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1. Compliance with the comments noted in paragraphs D, E and F of this report. 2. The property must be rezoned to MF-18. 3. Any site lighting must be low-level and directed away from adjacent property. 4. There is to be no clearing of the site until a building permit is issued. 5. Staff recommends approval of the waiver of additional right-of-way dedication. This area will be dedicated as an easement for utilities, drainage and sidewalk. SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998) Joe White was present, representing the application. Staff gave a brief description of the site plan. Staff noted several minor details which needed to be shown on the site plan. Bob Turner, of Public Works, reviewed the Public Works requirements with the Committee. There was a brief discussions concerning the design of the main entrance area. The issue of double gates was discussed and Mr. White explained how the double gates would work. Mr. White noted that the northernmost entrance drive would be widened to 18 feet as required by Public Works. Mr. Turner noted that the turnaround within the entrance should be wider to accommodate large trucks which will service the dumpster. 4 September 3, 1998 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: S-1204 After the discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (JULY 23, 1998) Joe white was present, representing the application. Mr. White asked for a deferral of the site plan to allow time for the applicant to appeal the denial of the proposed land use plan amendment and rezoning to the City Board. A motion was made to defer the item to September 3, 1998. The motion passed by a vote of 11 ayes and 0 nays. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998) Staff informed the Commission that the applicant had requested that the item be withdrawn. Staff supported the withdrawal request without prejudice. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal without prejudice. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. A