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HomeMy WebLinkAboutS-1229 Staff AnalysisJanuary 21, 1999 ITEM NO.: 10 FILE NO.: 5-1229 NAME: Magnolia Park Apartments - Subdivision Site Plan Review LOCATION: West side of John Barrow Road, just south of Tanya Drive DEVELOPER: ENGINEER• Barrow Road Partners, L.P. White-Daters and Associates 2001 Airport Rd., Ste. 304 401 Victory Street Jackson, MS 39208 Little Rock, AR 72201 AREA: 25.57 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: MF-12/ ALLOWED USES: Multifamily - 12 units R-2 (Buffer) per gross acre PROPOSED USE: Multifamily - 10.6 units per gross acre VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The 25.57 acre property on the west side of John Barrow Road, just south of Tanya Drive, is zoned MF-12 (Multifamily residential - 12 units per gross acre). The west 110 feet of the property ownership was left as R-2 zoning, when the remainder of the property was zoned, to serve as a buffer between this site and the single-family property to the west. The applicant is proposing to develop multifamily residences on the site. The density proposed will be under the twelve (12) units per gross acre as allowed by the City's Zoning Ordinance. Based on the fact that the applicant is proposing more than one (1) building on the site, an application for site plan review has been filed. A. PROPOSAL/REQUEST: The applicant is proposing to construct 34 multifamily residential buildings and a clubhouse building on the 25.57 acre site. Each apartment building will have eight (8) living units and the buildings will have an average height of 20.5 feet (2 stories). This project is proposed in two January 21, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1229 (2) phases as follows: Phase I - 23 apartment buildings - 32 one bedroom units 104 two bedroom units 48 three bedroom units 184 total units - clubhouse/office building - 2,641 square feet - 392 total parking spaces Phase II - 11 apartment buildings - 16 one bedroom units 40 two bedroom units 32 three bedroom units 88 total units - 176 total parking spaces The buildings will be arranged as noted on the attached site plan. The clubhouse/office building will be located near the front (northeast corner) of the property and will include a swimming pool area and a postal (mail box) area. There will be a dumpster location near the front of the property where the residents can pull their vehicles over and deposit trash. The applicant proposes two (2) gated access points from John Barrow Road as noted on the site plan. The northernmost access point will be the main entrance into the development. The southern drive will serve as an emergency entrance and a temporary entrance during construction of phase II. The applicant has also noted that a revised preliminary plat (staff -level) will be filed for this property as required by staff. This 25.57 acre site was part of a larger tract which was preliminary platted when the nursing home property to the north was platted. B. EXISTING CONDITIONS: This proposed apartment complex site is mostly wooded and undeveloped. Single family residences are located immediately west of the site and across Barrow Road to the east. Parkview High School is located across Barrow Road to the northeast. A nursing home is located north of the site, with duplexes just further north along Tanya Drive. A welding business and a small office building are located immediately south of the site along the west side of Barrow Road. 2 January 21, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1229 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has requesting information on this Campus Place, Twin Lakes A and Neighborhood Associations were hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: received three (3) phone calls project. The John Barrow, B, and Brownwood Terrace notified of the public 1. Barrow Road is listed on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline is required. 2. Barrow Road frontage is less than 300 feet, only one driveway will be allowed. 3. Provide additional right-of-way and construct cul-de-sac for dead end streets abutting this development. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Stormwater detention ordinance applies to this property. 8. Existing topographic information at maximum five foot contour interval 100 year base flood elevation is required. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. A Grading Permit per Sec. 29-186(c) and (d) is required. 11. Contact the ADPC&E for approval prior to start of work. 12. The developer needs to contact David Hathcock, 371-4808, Room 210, for naming inner streets and addresses for each building. 13. Verify that safe intersection sight distance is available at the drives shown on Barrow Road. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main located on property not a part of the Utility's System. It has never been accepted by the Utility for operation and maintenance. It is considered an illegal service line at this time. No connections to this sewer main will be allowed. Contact Little Rock Wastewater Utility for details. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: Submit plans for water service to the Water Works. 3 January 21, 1999 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: S-1229 On site lines will be private. If meters are set off private lines, certain conditions apply including private lines to be installed to Water Works specs and execution of a Customer Owned Line Agreement. Fire Department: No Comment. County Planning: No Comment received. CATA: No Comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. The City Beautiful Commission recommends preserving as many existing trees as feasible. This includes trees along the Barrow Road frontage. Extra credit can be given toward fulfilling Landscape Ordinance requirements when preserving trees of six inch caliper or larger. At least sixty percent of the existing trees must be saved within the required land use buffers along the western and southern perimeters. A 6 foot high opaque screen is required along the western and southern perimeters of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Additional landscape screening should be provided to help screen the dumpster area from Barrow Road. Curb and gutter or another approved border will be required to protect landscape areas from vehicular traffic. Prior to a permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS• The applicant submitted a revised site plan to staff on January 6, 1999. The revised plan addresses the concerns and questions as raised by staff and the Subdivision Committee. The applicant is proposing a total of 568 parking spaces on the site (total for both phases), which is approximately 2.08 spaces per dwelling unit. The Ordinance requires a 4 January 21, 1999 SUBDIVISION ITEM NO.: 10(Cont.)FILE NO.: S-1.229 minimum of 408 parking spaces for this development, which equals 1.5 spaces per dwelling unit. Staff is comfortable with the number of parking spaces proposed and the parking design. Two (2) parking spaces per dwelling unit has become the norm for most new apartment developments in the City. The site plan as proposed conforms to the ordinance requirements relating to building setbacks, building heights, parking, landscape areas and buffer areas. There are no improvements shown in the R-2 buffer area along the west property line. No variances or waivers have been requested. The applicant has noted that screening will be installed as required by ordinance. There is one ground -mounted sign shown on the site plan at the main entrance, which the applicant notes will conform to the ordinance standards for signage in multifamily zones (maximum height - 6 feet, maximum area - 32 square feet, minimum setback - 5 feet). Otherwise, to staffs knowledge, there are no outstanding issues associated with the site plan. The proposed apartment development should have no adverse effect on the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting should be low-level and directed away from adjacent property. 3. No development shall take place within the 110 foot wide R-2 zoned strip along the west property line. 4. Signage must conform to ordinance standards as noted in paragraph G. 5. The applicant must file a revised preliminary plat (staff -level) as explained in paragraph A. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 30, 1998) Joe White was present, representing the application. Staff gave a brief description of the site plan. In response to questions from staff, Mr. White noted that the two proposed phases will be connected and will utilize the same, main entrance from Barrow Road. He noted that the second, southernmost drive would be an emergency and construction 5 January 21, 1999 SUBDIVISION ITEM NO.: 10 (Cant.) FILE NO.: S-1229 entrance only. Mr. White also noted that the development would be gated and that all trash would be deposited by the tenants at the one central dumpster located near the front entrance. The Public Works Comments were briefly reviewed with the Committee. The question was raised as to whether a traffic signal would be required. Bob Turner, of Public Works, indicated that the proposed apartment complex would not generate enough traffic to warrant a signal at this location. After the brief discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (JANUARY 21, 1999) Joe White made a request before the Commission that this item be withdrawn. Staff supported the request. A motion was made to waive the Planning Commission bylaws and accept the withdrawal request being less than five working days prior to the public hearing. The motion passed by a vote of 11 ayes and 0 nays. The Chairman place the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 6