HomeMy WebLinkAboutS-1212-C Staff AnalysisOctober 26, 2006
ITEM NO.: 10
FILE NO.: S-1212-C
NAME: Eagle Hills Apartments Revised Subdivision Site Plan Review
LOCATION: Located North of Eagle Hill Apartments and South of Crystal Valley Road
DEVELOPER:
Jim Lindsey
1200 East Joyce Boulevard
Fayetteville, AR 72703
ENGINEER:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 33.2 acres
CURRENT ZONING:
PLANNING DISTRICT
CENSUS TRACT
NUMBER OF LOTS: 1
M F-6
17—Crystal Valley
VARIANCESWAIVERS REQUESTED: None requested.
BACKGROUND:
FT. NEW STREET: 0 LF
Ordinance No. 17,285 adopted by the Little Rock Board of Directors on October 15,
1996, rezoned 239 acres from R-2 to MF-6. There were two conditions tied to the
approved zoning (1) Phase I of the development of the property would include 384
dwelling units and an 18 hole golf course and (2) the maximum number of dwelling units
which may be developed on the property shall be limited to 1,050 units.
The site plan for Phase I and a 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 No. 17,299 adopted
by the Little Rock Board of Directors on November 7, 1996, deferred a portion of the
one-half street improvements to Baseline Road and all of the Colonel Miller Road
October 26, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.
ILE NO.: S-1212-C
improvements for three (3) years or until construction of Phase II of the apartment
development.
The site plan for Phase II of the development was approved by the Planning
Commission on September 3, 1998. Phase II consisted of 14 buildings and 168 units
located at the northwest corner of the property. Improvements to Colonel Miller Road
were required with Phase II constriction and were being developed at the at the time of
an August 19, 1999, application request.
On January 21, 1999, the Planning Commission approved the site plan for Phase III of
the development. Phase III consisted of 11 buildings and 132 units immediately east of
Phase II.
On August 19, 1999, the Little Rock Planning Commission approved a site plan for the
Phase IV of the Eagle Hill Apartment complex. This phase consisted of the three
buildings and 36 units near the southwest corner of the property. This phase brought
the total number of units for the development to 720.
0
C.
PROPOSAL/REQUEST:
The applicant is now proposing construction of the final phase of the Eagle Hill
Apartment complex. The site plan indicates the placement of 27 buildings of
multi -family housing with 12 units per building for a total of 324 units. The
buildings are proposed as two story buildings. A clubhouse and pool have been
identified on the proposed site plan along with a playground area. The site plan
indicates the development will be gated with the gates being closed in the
evening.
EXISTING CONDITIONS;
The area proposed for this phase of construction contains a number of trees
along the Crystal Valley Road frontage with the remaining area vacant and grass
covered. There is a drainage ditch located along the boundary of the property to
the west and south. The Eagle Hill Golf course is also located to the south of the
site. There are single-family homes located to the east and north of the site.
There are three new single-family subdivisions currently under development in
the area; one located to the northeast and the other two located to the north, all
accessed from Crystal Valley Road.
NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All abutting property owners, the Crystal Valley Property Owners
Association, the Otter Creek Homeowners Association and Southwest Little Rock
United for Progress were notified of the public hearing.
oil
October 26, 2006
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: S-1212-C
D. ENGINEERING COMMENTS:
Public Works:
1. Crystal Valley is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
2. With site development, provide design of street conforming to the Master
Street Plan. Construct one-half street improvement to Crystal Valley Road
including 5-foot sidewalks with planned development.
3. 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.
4. Storm water detention ordinance applies to this property. Detention has
already been provided.
5. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
6. In accordance with Section 31-176, floodway areas must be shown as
floodway easements or be dedicated to the public. In addition, a 25 foot
wide access easement is required adjacent to the floodway boundary.
7. Turn around must be provided for cars attempting to enter development. A
stacking distance of 30 feet from pavement must also be provided.
8. If disturbed area is 1 or more acres, obtain a NPDES storm water permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
9. Street Improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
10. Prepare a letter of pending development addressing streetlights as required
by Section 31-403 of the Little Rock code. Contact Traffic Engineering at
(501) 379-1813 (Steve Philpott) for more information regarding street light
requirements.
11. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1817 (Derrick Bergfield) for more information.
E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING:
Wastewater: Sewer main extension required, with easements. Contact Little
Rock Wastewater Utility at 688-1414 for additional information.
Entergy: Easements required within the development to serve the proposed
structures.
Center -Point Energy: No comment received.
3
October 26, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.
AT & T: No comment received.
FILE NO_: S-1212-C
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. 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. 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. 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. If gates are used a minimum gate of
20-feet must be maintained.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUESITECHN ICAUDESIGN:
Planning Division: No comment.
Landscape:
1. Compliance with the City's Landscape and Buffer Ordinances is required.
2. A fifty foot (50) wide land use buffer is required to separate this proposed
development from the residential property on the eastern perimeter of the
site. Seventy percent (70%) of the buffer areas are to remain undisturbed.
3. 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 the
eastern perimeter of the site. Credit towards fulfilling this requirement can be
given for existing trees and undergrowth that satisfies this year -around
requirement.
4. The Landscape Ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 '/ feet in width and 300 square
feet in area. The proposed plan does not currently reflect this minimum
requirement. Interior islands are to be evenly distributed throughout the site.
5. An automatic irrigation system to water landscaped areas will be required.
6. 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.
4
October 26, 2006
SUBDIVISION
ITEM NO.: 10(Cont. FILE NO.: S-1212-C
7. The City Beautiful Commission recommends preserving as many existing
trees as feasible on tree covered sites. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT -
(October 5, 2006)
Mr. Tim Daters was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff stated the building footprint
indicated the placement of twelve units per building which would result in the
construction of 324 units and not the 312 as indicated on the site plan. Staff also
requested the location of any proposed playground areas. Staff also stated the
site plan indicated the placement of gates but the site plan did not indicated
turn-arounds to allow those not entering the site to exit. Staff requested the
proposed dumpster facilities be indicated on the site plan.
Public Works comments were addressed. Staff stated street improvements to
Crystal Valley Road would be required. Staff stated a 25-foot easement would be
required adjacent to the floodway. Staff also stated permits for grading would be
required prior to the issuance of a building permit.
Landscaping comments were addressed. Staff stated buffers and screening
would be required along the eastern perimeter of the site. Staff also stated
interior landscaping would be required to meet the minimum requirements of the
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 October 5, 2006, Subdivision Committee meeting. The revised site
plan indicates the placement of the gates along with the required turn-arounds
and the proposed dumpster location. A 25-foot easement has also been
indicated adjacent to the floodway. The revised site plan indicates adequate
landscaping to meet the typical minimum ordinance requirements.
The site plan indicates the placement of a 50-foot buffer along the eastern
perimeter of the site adjacent to the residentially zoned property. To the west
and south of the site is the applicants property. This area is located along a
creek/drainage way which then is the golf course for the Eagle Hill Development.
5
October 26, 2006
UBDIVISION
ITEM NO.: 10 Cont. FILE NO.: S-1212-C
A six foot fence is being proposed along the street side and along the eastern
perimeter to secure the development.
The site plan indicates the placement of 27 buildings of multi -family housing with
12 units per building for a total of 324 units. The buildings are proposed as two
story buildings. A total of 108 one bedroom units and 216 two bedroom units are
proposed. The site plan indicates the placement of 518 parking spaces. Based
on the typical minimum parking requirement for multi -family development
486 parking spaces are required. A clubhouse and pool have been identified on
the proposed site plan along with a playground area.
The development will be gated with the gates being closed in the evening. The
site plan does not indicate 30-foot of stacking from the asphalt to the call box as
required by ordinance. Staff recommends the site plan include the minimum
30-foot stack from the call box and not the actual gate to ensure there is no
backing of automobiles onto the public roadway. Staff recommends the applicant
provide a revised entrance design to address this concern prior to the
Commission acting on the request.
A single ground mounted sign has been indicated on the proposed site plan to
identify the development. The sign is proposed consistent with signage allowed
in multi -family zones or a maximum of six feet in height and twenty-four- square
feet in area.
The applicant is seeking a site plan review of this MF-6 zoned property to allow
the construction of the final phase of the Eagle Hill Apartment complex. The
developers were approved the construction of a total of 1,050 units as a part of
the original zoning of the site. To date 720 units have been constructed. This
phase of construction will bring the total units 1,044, still below the allowable
number. To staffs knowledge there are no outstanding issues associated with
the request. Staff recommends the site plan be modified to allow adequate
stacking for automobiles to eliminate any potential of stacking onto the public
right of way.
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.
Staff recommends the applicant provide a revised entrance design to address
staffs concerns prior to the Commission acting on the request.
lei
October 26, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1212-C
PLANNING COMMISSION ACTION: (OCTOBER 26, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of 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. Staff stated the applicant had provided a revised
entrance design to address staff's concerns related to the proposed gates of the
development.
Mr. Tim Daters and Mr. Jim Lindsey addressed the Commission on the merits of the
request. Mr. Lindsey stated he was approved to develop 1050 units on the site and the
current phase of would bring his development near the approved number. He stated
the site was zoned MF-6 which would allow for a greater density than currently being
developed. He stated he was presented a landscape award two years ago. He stated
he had worked with the neighborhood to develop a proposal that they were supportive
of which he had not achieved. He stated he them decided to develop the property as
was previously approved.
Mr. Oley Rooker addressed the Commission in opposition of the request. He stated the
City of Little Rock worked with the neighborhoods in the area to develop a
neighborhood action plan which outlined how the area wanted to grow. He stated one
of the statements was that there not be any additional multi -family housing. He stated
there were a number of reasons apartments were not desirable one of which was the
number of units existing in the area and the second was a large number of people in a
small space. He stated the area was developed with large lot development. He stated
the existing site had structural problems with the parking lot because of the soils in the
area. He stated the proposed development was located next to a major drainage way.
He stated the development was likely cause flooding in the area. He stated the area
was underserved with fire and police protection. He stated there were no City plans to
build a fire station or provide additional police protection. He stated he had been told
there was nothing that could be done about the development. He stated he felt the City
could do something about the approval or there would not be a public hearing process.
He stated the development of the apartments would decrease the quality of life for
residents in the area. He stated without proper City services the development should
not be approved.
Mr. Tom Brock addressed the Commission in opposition of the request. He stated the
City had approved various subdivisions in the area without increasing the ability to
provide services. He stated flooding was a potentially problem in the area with the
development activities taking place in the area.
Mr. Frank Voster addressed the Commission in opposition of the request. He stated his
home was located at the northeast corner of the development and the water generated
rl
October 26, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: S-12
for development in the area was causing problems for homeowners. He questioned
what would happen to the wildlife if the area was cleared.
Mr. Tom Herndon addressed the Commission in opposition of the request. He stated
he lived on Stagecoach Road and felt fire protection was a major concern. He
questioned if there was a major fire how the residents would be protected.
Mr. Fred Nutt addressed the Commission in opposition of the request. He stated his
home was located on Crystal Valley Cove and he had lived there for 35 years. He
stated he owned the lot his home sat on as well as the adjoining lot. He stated he had
built a levee to protect his property from flooding. He stated traffic was also a concern.
He stated the only thing the area had received from the City since annexation was
streetlights.
Mr. Marty Baker addressed the Commission in opposition of the request. He stated he
was not opposed to the development only the number of people in the area. He stated
in a geographic area enough was enough. He stated Otter Creek Subdivision had
11,000 homes and a number of which were for sale due to the increase in the number
of apartments in the area. He stated the youth did not have a place to hang out
therefore they were forced into the parking lot areas and the streets. He stated the
Commission should consider putting on hold the approval until all services could be
provided to the area and the new residents.
Mr. Tim Daters stated the first issue was flood which would be addressed and potential
relief provided to the existing area. He stated the site plan indicated leaving natural
buffers which would aid in the flooding problem.
The Commission questioned if the Richardson Rule applied to the development. The
Deputy City Attorney stated the Richardson Rule did not apply since Richardson looked
at subdivisions and the rules governing subdivisions. She stated the Court would look
to determine the reason for denial and determine if the action was arbitrary and
capricious.
There was no further discussion of the item. The chair entertained a motion for
approval of the item. The motion carried by a vote of 7 ayes, 1 noes and 3 absent.
E:3
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ITEM NO.: 10.
NAME: Eagle Hills Apartments Revised Subdivision Site Plan Review
LOCATION: located North of Eagle Hill Apartments and South of Crystal Valley Road
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 October 11, 2006. The Office of
Planning and Development must receive the proof of notice no later than October
20, 2006.
2. Ordinance No. 17285 adopted by the Little Rock Board of Directors on October 15,
1996, rezoned the property allowing for 1,050 apartment units on this 236 acre site.
With three pervious phases 720 units have been developed. This phase will bring
the total units on the site to 1,035 units.
3. All site lighting must be low level and directional, directed downward and into the
site.
4. Provide the number of units in each building. Based on the indicated floor plans 27
buildings with 12 units in each building 324 units are being requested.
5. The site plan indicates the placement of gates. Will the development be gated? If
so indicate the location of the gates and the turn -around areas.
6. Provide details of any proposed signage.
7. Provide the total square footage of building footprints and the total percentage of
building coverage in the general notes section of the site plan.
8. Provide the location of any proposed playground areas. Provide amenities of the
clubhouse facility.
9. Provide the location of the proposed dumpster facilities on the site plan. Will the
hours of dumpster service be limited to day light hours?
10. Will the buildings be constructed in a single phase? If not provide a phasing plan.
Variance/Waivers:
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
of right-of-way 45 feet from centerline will be required.
2. Pride Valley is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of Pride
Valley and Kanis Road.
4. With site development, provide design of street conforming to the Master Street
Plan. Construct one-half street improvement to Kanis Road and Pride Valley Road
including 5-foot sidewalks with the planned development. With the current proposed
plan, staff cannot support a deferral of improvements to Pride Valley because the
Item # 10
south half is currently being improved.
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. A variance
must be obtained to advance grade the entire property with Phase 1.
6. A Sketch Grading and Drainage Plan will be 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. 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.
9. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283
prior to construction.
10.The minimum Finish Floor elevation of 1 foot above the base flood elevation is
required to be shown on plat and grading plans.
11.The entrance driveway must be constructed to at least 20 feet in width for
emergency vehicles.
12. Turn around must be provided for cars attempting to enter development. A stacking
distance of 30 feet from pavement must also be provided. Due to the width, the
gated entrance does not appear to provide a sufficient turn -around for a single unit
truck SU-30 turning radius. Provide and adequate turnaround using turning vehicle
templates.
13. Provide a letter certified by a Professional Engineer registered in the State of
Arkansas stating that the driveway on Kanis Road provides the required sight
distance for drivers' entering/exiting the facility. Analysis must be done in
accordance with the 2004 Edition of the AASHTO Green Book. Avoid planting trees
or shrubs in line of sight that may cause sight obstruction. The location of the
driveway on Kanis Road should align with of the proposed development on the east
side of Kanis Road. The proposed driveway on Pride Valley Road should align with
the driveway into the new subdivision on the south side of Pride Valley Road.
14. Due to the angled intersection of Pride Valley Road and Kanis Road, realign Pride
Valley Road to the north and construct improvements with flared radiuses and
channelized with island. Contract Bill Henry in Traffic Engineering at 379-1816 for
further explanation.
15. Prepare a letter of pending development addressing streetlights as required by
Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-
1813 (Steve Philpott) for more information regarding streetlight requirements.
16.Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit
prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-
1817 (Derrick Bergfield) for more information.
17. Street improvement plans shall include signage and striping. Traffic Engineering
must approve completed plans prior to construction.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required, with easements. Contact Little Rock
Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Item # 10
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. 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. 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. 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. If gates are used a minimum gate of 20-feet
must be maintained.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
Planning Division: No comment.
Landscape:
1. A fifty foot (50) wide land use buffer is required to separate this proposed
development from the residential property on the eastern perimeter of the site.
Seventy percent (70%) of the buffer areas are to remain undisturbed.
2. 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 the eastern
perimeter of the site. Credit towards fulfilling this requirement can be given for
existing trees and undergrowth that satisfies this year -around requirement.
3. The Landscape Ordinance requires a minimum of 8 % of the paved areas be
landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in
area. The proposed plan does not currently reflect this minimum requirement.
Interior islands are to be evenly distributed throughout the site.
4. An automatic irrigation system to water landscaped areas will be required.
5. 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.
6. The City Beautiful Commission recommends preserving as many existing trees as
feasible on tree covered sites. 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 (to include the
additional information as noted above) to staff on Wednesday, October 11, 2006.
Item # 10