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HomeMy WebLinkAboutS-1212 Staff AnalysisSeptember 3, 1998 ITEM NO.: 7 FILE NO.: S-1212 NAME: Eagle Hill Apartments (Phase II) - Subdivision Site Plan Review LOCATION: East side of Colonel Miller Road, north of Baseline Road DEVELOPER• ENGINEER: Lindsey'Management Co. White-Daters and Associates 300 Front Street 401 Victory Street Fayetteville, AR 72702 Little Rock, AR 72201 AREA: 239 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0- ZONING• MF-6 ALLOWED USES: Multifamily Residential PROPOSED USE: Multifamily Residential VARIANCES/WAIVERS REQUESTED: 1. A variance to allow two (2) ground -mounted signs. BACKGROUND: The site plan for Phase I of the Eagle Hill Apartments and the conditional use permit for the golf course were approved by the Planning Commission on October 10, 1996. Phase I included 32 apartment buildings with 384 units along the north side of Baseline Road at the northeast corner of Baseline and Colonel Miller Roads. Ordinance 17,299 passed by the City Board of Directors on November 7, 1996 deferred a portion of the one-half street improvements to Baseline Road and all of Colonel Miller Road for three (3) years or until construction of Phase II of the apartment complex. These improvements will be required at this time. A. PROPOSAL RE UEST: The applicant is proposing to construct Phase II of the Eagle Hill Apartment Complex. This phase consists of 14 apartment buildings at the northwest corner of the property. There will be a total of 168 apartment units (56-one bedroom and 112 two bedrooms). A total of 335 parking spaces is proposed. September 3, 1998 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1212 The proposed site plan shows a common area near the center of Phase II, including a clubhouse, pool, playground, basketball and volleyball areas. Also shown is an archway over each of the two entrances from Colonel Miller Road and a ground -mounted sign at each entrance (24 square feet in area and 6 feet in height each). A wrought iron fence is shown around the perimeter of Phase II. B. EXISTING CONDITIONS: The area proposed for Phase II has been mostly cleared with some site work having taken place. Two single-family residences exist across Colonel Miller Road to the west with commercial uses and two churches further south, along the west side of Colonel'Miller Road. Phase I of the Eagle Hill Apartments is located to the south at the northeast corner of Baseline and Colonel Miller Road. The Eagle Hill golf course is located along the south and east sides of Phase II. The property north of Phase II is primarily vacant land with single-family residences on larger lots located along Crystal Valley Road further north. C. NEIGHBORHOOD COMMENTS: Staff has had approximately five informational calls relating to this application, as of this writing. Staff has received no negative comments. The Otter Creek and Crystal Valley Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Carl Miller 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. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 foot sidewalks with planned development. 3. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permit are also required. 4. Stormwater detention Ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. P" September 3, 1998 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1212 6. If proposed entrance is to be gated, show design on the plan. 7. North side access drive to be 31 feet wide. 8. Dedicate floodway easement to the City. 9. FEMA & USACE-LRD approval required prior to construction of road/bridge in floodway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comments. Water: A main extension will be needed. An acreage charge of $150 per acre applies. At this time the Water Works is not allowing meters off fire service lines. A revised policy to handle this type development should be in place in the near future. Fire Department: 1. Note height of proposed arch. 2. May need one additional fire hydrant. County Planning: No Comments received. CATA: No Comments received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comments. Landscape Issues: The proposed street buffer meets with ordinance requirements when averaged out. However, it drops 20 feet below the full 40 foot width requirement (without transfers) in areas. There should be additional breaks in the proposed parking areas to allow for trees to be evenly dispersed within the parking areas. A total of 23 interior trees are required. Curb and gutter will be required to protect landscaped areas from vehicular traffic. 3 September 3, 1998 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: 5-1212 Trees of six inch caliper or larger within the right-of-way along Colonel Miller Road must be saved except where street widening and sidewalks necessitate their removal. The City Beautiful Commission recommends saving as many existing trees as feasible. 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 August 20, 1998. The revised plan eliminates the driveway along the north property line as required by staff. This driveway will be constructed at a later date with a future phase. The revised site plan address the other outstanding issues as raised by the Subdivision Committee, including increased interior landscaping. The ordinance requires a minimum of 252 parking spaces for the proposed 168 apartment units (1.5 spaces per unit). The applicant has proposed 335 parking spaces (2 spaces per unit). Two parking spaces per apartment unit is not uncommon for a multifamily development. The applicant is requesting a variance to allow two ground - mounted signs for Phase II, one at each entrance. Each sign will be 24 square feet in area and six feet in height. The ordinance allows one (1) ground -mounted sign per apartment complex, not to exceed 24 square feet in area and six feet in height. Based on the fact that Phase I of the complex has ground - mounted signage, a variance is needed for additional signs. Given the large amount street frontage along Colonel Miller Road (approximately 4,000 feet) and the separation of the drives (approximately 600 feet), staff feels that the variance is justified. Otherwise, staff recognizes that there are no outstanding issues associated with the site plan and feels that this phase of the apartment complex will have no adverse effect on the area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan for Phase II of the Eagle Hill Apartments with the following conditions: 4 September 3, 1998 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1212 1. Compliance with paragraphs D, E and F of this report. 2. Staff recommends approval of the variance to allow two ground -mounted signs. 3. The one-half street improvements to the remaining portion of Baseline Road and the entire frontage of Colonel Miller Road must be constructed with this phase. SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998) Tim Daters was present, representing the application. Staff gave a brief description of the site plan. The Public works issues were briefly discussed with the - applicant. It was noted that improvements to Colonel Miller Road would be constructed. Mr. Daters noted that a variance would be requested for the signage. He also noted that the height of the arch over each entry drive would be the same as the arch in Phase I. Dennis Free, of the Little Rock Fire Department, noted that the arch in Phase I was approved by the fire department and these arch ways would be acceptable. After the brief discussion, the Committee forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 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 10 ayes, 0 nays and 1 absent. 5