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HomeMy WebLinkAboutS-1207-A Staff AnalysisOctober 15, 1998 ITEM NO.: E FILE NO.: S-1207- NAME: KNE Replat - Subdivision Site Plan Review LOCATION: East side of Butler Road at Strickland Cove DEVELOPER: ENGINEER: KNE Corporation McGetrick Engineering c/o Bozeman and Assoc. 319 East Markham St., Suite 202 415 N. McKinley Street Little Rock, AR 72201 Little Rock, AR 72205 AREA: 7.40 Acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: R-5 ALLOWED USES: Multifamily Residential PROPOSED USE: Multifamily Residential VARIANCES/WAIVERS REQUESTED: None BACKGROUND: The 7.40 acre site contains 15 multifamily residential structures, 10 along Strickland Cove and 5 which at one time were operated as the Butler Road Apartments. All of the old Butler Road Apartments are vacant and boarded up as are all of the buildings along Strickland Cove except one or two which are currently occupied. Due to the fact that the applicant is platting the property into two lots, a subdivision site plan review is required for the multi -building development. A. PROPOSAL/RE UEST: The proposal, as presented to staff, included rehabilitation of the multifamily buildings and leaving the area of parking and vehicular circulation unchanged. The applicant proposes to abandon Strickland Cove as part of the site plan. Staff reviewed the site plan based on this proposal and presented comments to the applicant and Subdivision Committee. It has been brought to staffs attention (after Subdivision Committee meeting) that several changes will be made on the site, including new parking areas on both sides of October 15, 1998 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: S-1207-A Strickland Cove, eliminating some of the existing parking areas, adding a playground/recreation area as well as other possible changes. B. EXISTING CONDITIONS: The site contains several existing multifamily structures as noted earlier. Single-family residences are located to the north along Allyson Circle with additional single-family residences and vacant property to the west across Butler Road. Additional multifamily residences are located to the south with a trucking facility (zoned I-2) located to the east. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. The Geyer Springs and Wakefield Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Butler Road is commercial street; dedication of right- of-way to 30 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: 6" sewer main located on site. Contact Little Rock Wastewater Utility for details. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment. Water: Existing public fire hydrant will become private. Developer must sign a Private Fire Hydrant contract with the Water Works. Fire Department: No Comment. County Plannin No Comment received. CATA: See attached letter for CATA Comments. October 15, 1998 SUBDIVISION ITEM NO.: E (Cont.1 FILE NO.: S-1247-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: If this were to be looked at as a new development on a single plat of property, then a 26 foot wide land use buffer with a 6 foot high opaque fence would be required along the northern perimeter. Since this site is already developed, this buffer width may not be deemed appropriate. However, the screening requirement should be maintained. Landscaping should be re -installed in areas where it has been lost. G. ANALYSIS• In light of the fact that the applicant is planning several changes on the site that staff was not previously aware of, the site plan will need to be deferred and reviewed again by the Subdivision Committee. The applicant must submit 3 copies of a revised site plan showing the proposed changes as well as the following items to staff before the Subdivision Committee meeting on August 13, 1998: 1. Number the buildings. 2. Note building heights. 3. Note total number of apartment units. 4. Note total number of parking spaces. 5. Show location of any signage (existing or proposed) and provide details. 6. All landscaped areas. The applicant submitted a letter to staff on July 7, 1998 requesting that the site plan be deferred to the September 3, 1998 agenda. H. STAFF RECOMMENDATIONS: Staff recommends approval of the requested deferral to the September 3, 1998 agenda. SUBDIVISION COMMITTEE COMMENT: Bob Lowe, of McGetrick Engineering, was present, representing the application. Staff gave a brief description of the site plan. Staff noted several items which needed to be shown on the site plan (building heights, signage, landscaped areas, etc.). Staff 3 October 15, 1998 SUBDIVISION ITEM NO.: E Cont. FILE NO.: S-1207-A also noted that some additional information was needed, such as total number of apartment units and total number of parking spaces. The Public Works requirements were briefly discussed, as was the proposed abandonment of Strickland Cove. After the brief discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (JULY 23, 1998) Staff informed the Commission that the applicant had submitted a letter to staff requesting that the item be deferred to the September 3, 1998 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the September 3, 1998 agenda. A motion to that effect was made. The motion passed by a vote of 11 ayes, and 0 nays. STAFF UPDATE: The applicant submitted a letter to staff on August 20, 1998 requesting that the item be deferred to the October 15, 1998 agenda. The applicant is continuing to work out issues associated with the site plan. Staff recommends approval of the deferral request. The revised plans will need to be submitted for review by the Subdivision Committee on September 24, 1998. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998) Staff informed the Commission that the applicant had submitted a letter to staff requesting that the item be deferred to the October 15, 1998 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the October 15, 1998 agenda. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Pat McGetrick was present, representing the application. A new site plan for the property was briefly reviewed. Staff made a few suggestions for minor revisions in the site plan. 4 October 15, 1998 SUBDIVISION ITEM NO.: E(Cont.)_FILE NO.: 5-1207-A Mr. McGetrick stated that a revised site plan would be submitted to staff on September 30, 1998. The Committee forwarded the issue to the full Commission for final action. STAFF UPDATE: The applicant submitted a revised site plan to staff on September 30, 1998. As noted in paragraph A., the proposal is to rehabilitate the existing multifamily structures on the site as well as upgrade the parking areas, drive and landscaped areas on the property. As part of the site plan and plat proposal, the applicant proposes to abandon Strickland Cove. This area will be converted to a parking area and private drive. In general, parking for the overall site will be upgraded. Some of the existing parking areas will be removed, with these areas being converted to landscaped areas with interior sidewalks. Some new areas of parking will be added. There will be a total of 167 apartment units on the site and 253 parking spaces. A minimum of 250 parking spaces is required by ordinance. The applicant is proposing to add a playground to the site, as noted on the site plan. The playground will be sodded or have other appropriate ground treatment. The applicant is also proposing to have a gated entrance from Butler Road on Lot 1R. An"exit only" gate and an emergency gate will be provided on Lot 2R. The applicant is also proposing an 8 foot privacy fence along the north property line where adjacent to single-family residential property. As noted on page 1, most of the apartment buildings on this site have been vacant and boarded -up for some time. The rehabilitation project as proposed by the applicant is a much needed redevelopment. The improvements that the applicant is proposing, including not only the building remodeling, but also the upgrade in parking areas and addition and upgrade of landscaped areas, internal sidewalks and playground, should be considered an asset to the neighborhood in general. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the following conditions: 5 October 15, 1998 SUBDIVISION .. E (Cont. FILE NO.: S-1207-A 1. Compliance with the conditions as noted in paragraphs D, E and F of this report. 2. Staff recommends approval of the Strickland Cove right-of-way abandonment as noted with the previous preliminary plat item. 3. Any signage must comply with the City's Zoning Ordinance requirements. 4. Any new site lighting must directed inward and away from adjacent property. PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff noted that one (1) letter of opposition had been received. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 6