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HomeMy WebLinkAboutS-1356 Staff AnalysisSubdivision Committee Meeting October 10, 2002 ITEM NO.: 3 NAME: Mabelvale Apartments Subdivision Site Plan Review FILE NO.: S-1356 LOCATION: On the east side of North Chicot approximately 150-feet south of Mabelvale DEVELOPER: ENGINEER: Mabelvale Apartments LP 1818 Cedar Dale Road Lancaster, TX 75134 AREA: 10.0 acres NUMBER OF LOTS: 1 CURRENT ZONING: MF-12 RLK Engineering 111 Main Street Allen, TX 75013 FT. NEW STREET: 0 PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 21.02 VARIANCESM/AIVERS REQUESTED: None requested. PLANNING STAFF COMMENTS: 1. Provide a certified list of property owners within 200-feet of the site along with notice form, affidavit executed, and proof of mailing. 2. Provide a scale for the drawing. 3. Provide a vicinity map, to scale, indicating the project location. 4. Dimension the building set back from all property lines. 5. Dimension the distance between each building. 6. Provide the dumpster location(s) with required screening indicated. 7. The site plan indicates 186 parking spaces. The general note stated 264 parking spaces. The typical minimum required would be 198 parking spaces. (136 units at 1.5 spaces per unit.) 8. The building line adjacent to a collector street is 30-feet. 9. Provide the total number of units in the general note. 10. Provide any signage location with details. (Height/Area) 11.Indicate any fencing materials and heights. (Maximum fence height adjacent to the street is four (4) feet unless placed behind the building setback line.) 12. Provide an accurate, certified survey of the property. Subdivision Committee Meeting October 10, 2002 ENGINEERING COMMENTS: Public Works: 1. North Chicot is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with planned development. 3. Appropriate handicap ramps will be required per current ADA standards. 4. All driveways shall be concrete aprons per City Ordinance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. 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. 7. Provide the direction of flow and all stormwater flows (Q) entering and leaving the property. 8. Provide existing topographic information at maximum five-foot contour interval and the 100-year base flood elevation. 9. A Grading Permit for Special Flood Hazard Area will be required per Sec. 8- 283. 10. Prepare a letter of pending development addressing street lights 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. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the site. Capacity Contribution Analysis will be required, contact Little Rock Wastewater for additional details at 688-1414. AP & L: ARKLA: Southwestern Bell: Approved as submitted. Water: The facility on -site will be private. When meters are planned off private lines, private facilities shall be installed on Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect the installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs Subdivision Committee Meeting October 10, 2002 to evaluate this site to determine whether fire hydrants are adequate. A Capital Investment Charge, based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water at 992-2438 for additional details. Fire Deoartment: County lanning: No comment received. CATA: Site is located on Bus Route #17 and #17A and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: The proposed area widths of land use buffers to remain undisturbed do not meet with ordinance requirements. A total of seventy (70) percent of the required land use buffer area must remain in its natural state. Therefore, the required average width of undisturbed area along the northern perimeter is thirty-one (31) feet. The required average width of undisturbed buffer along the eastern perimeter is thirty-five (35) feet. The proposed plan only allows for a undisturbed buffer width of nine (9) feet along both the northern and eastern perimeters. 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 northern and eastern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit can be given toward fulfilling Landscape Ordinance requirements when properly preserving trees of six (6) inch caliper or larger. REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED SITE PLAN (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002. Subdivision Committee Meeting October 10, 2002 ITEM NO.: 3 NAME: Mabelvale Apartments Subdivision Site Plan Review FILE NO.: S-1356 LOCATION: On the east side of North Chicot approximately 150-feet south of Mabelvale DEVELOPER: ENGINEER: Mabelvale Apartments LP 1818 Cedar Dale Road Lancaster, TX 75134 AREA: 10.0 acres NUMBER OF LOTS: 1 CURRENT ZONING: MF-12 RLK Engineering 111 Main Street Allen, TX 75013 FT. NEW STREET: 0 PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 21.02 VARIANCES/WAIVERS REQUESTED: None requested. PLANNING STAFF COMMENTS: 1. Provide a certified list of property owners within 200-feet of the site along with notice form, affidavit executed, and proof of mailing. 2. Provide a scale for the drawing. 3. Provide a vicinity map, to scale, indicating the project location. 4. Dimension the building set back from all property lines. 5. Dimension the distance between each building. 6. Provide the dumpster location(s) with required screening indicated. 7. The site plan indicates 186 parking spaces. The general note stated 264 parking spaces. The typical minimum required would be 198 parking spaces. (136 units at 1.5 spaces per unit.) 8. The building line adjacent to a collector street is 30-feet. 9. Provide the total number of units in the general note. 10. Provide any signage location with details. (Height/Area) 11. Indicate any fencing materials and heights. (Maximum fence height adjacent to the street is four (4) feet unless placed behind the building setback line.) 12. Provide an accurate, certified survey of the property. Subdivision Committee Meeting October 10, 2002 ENGINEERING COMMENTS: Public Works: 1. North Chicot is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with planned development. 3. Appropriate handicap ramps will be required per current ADA standards. 4. All driveways shall be concrete aprons per City Ordinance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. 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. 7. Provide the direction of flow and all stormwater flows (Q) entering and leaving the property. 8. Provide existing topographic information at maximum five-foot contour interval and the 100-year base flood elevation. 9. A Grading Permit for Special Flood Hazard Area will be required per Sec. 8- 283. 10. Prepare a letter of pending development addressing street lights 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. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the site. Capacity Contribution Analysis will be required, contact Little Rock Wastewater for additional details at 688-1414. AP&L: ARKLA: Southwestern Bell: Approved as submitted. Water: The facility on -site will be private. When meters are planned off private lines, private facilities shall be installed on Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect the installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs Subdivision Committee Meeting October 10, 2002 to evaluate this site to determine whether fire hydrants are adequate. A Capital Investment Charge, based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: County Planning: No comment received. CATA: Site is located on Bus Route #17 and #17A and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: The proposed area widths of land use buffers to remain undisturbed do not meet with ordinance requirements. A total of seventy (70) percent of the required land use buffer area must remain in its natural state. Therefore, the required average width of undisturbed area along the northern perimeter is thirty-one (31) feet. The required average width of undisturbed buffer along the eastern perimeter is thirty-five (35) feet. The proposed plan only allows for a undisturbed buffer width of nine (9) feet along both the northern and eastern perimeters. 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 northern and eastern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit can be given toward fulfilling Landscape Ordinance requirements when properly preserving trees of six (6) inch caliper or larger. REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED SITE PLAN (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002. Subdivision Committee Meeting October 10, 2002 ENGINEERING COMMENTS: Public Works: 1. North Chicot is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to Master Street Plan. Construct one-half street improvement to the street including 5-foot sidewalk with planned development. 3. Appropriate handicap ramps will be required per current ADA standards. 4. All driveways shall be concrete aprons per City Ordinance. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. 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. 7. Provide the direction of flow and all stormwater flows (Q) entering and leaving the property. 8. Provide existing topographic information at maximum five-foot contour interval and the 100-year base flood elevation. 9. A Grading Permit for Special Flood Hazard Area will be required per Sec. 8- 283. 10. Prepare a letter of pending development addressing street lights 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. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available on the site. Capacity Contribution Analysis will be required, contact Little Rock Wastewater for additional details at 688-1414. Ullvax-1 ARKLA: Southwestern Bell Approved as submitted. Water: The facility on -site will be private. When meters are planned off private lines, private facilities shall be installed on Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect the installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs Subdivision Committee Meeting October 10, 2002 to evaluate this site to determine whether fire hydrants are adequate. A Capital Investment Charge, based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: County Planning: No comment received. CATA: Site is located on Bus Route #17 and #17A and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planninq Division: No comment. Landscape: The proposed area widths of land use buffers to remain undisturbed do not meet with ordinance requirements. A total of seventy (70) percent of the required land use buffer area must remain in its natural state. Therefore, the required average width of undisturbed area along the northern perimeter is thirty-one (31) feet. The required average width of undisturbed buffer along the eastern perimeter is thirty-five (35) feet. The proposed plan only allows for a undisturbed buffer width of nine (9) feet along both the northern and eastern perimeters. 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 northern and eastern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit can be given toward fulfilling Landscape Ordinance requirements when properly preserving trees of six (6) inch caliper or larger. REVISED PLAT/PLAN: SUBMIT FOUR (4) COPIES OF A REVISED SITE PLAN (TO INCLUDE THE ADDITIONAL INFORMATION AS NOTED ABOVE) TO STAFF NO LATER THAN NOON ON WEDNESDAY, OCTOBER 16, 2002. October 31, 2002 ITEM NO.: 3 NAME: Mabelvale Apartments Subdivision Site Plan Review LOCATION: Mabelvale Pike DEVELOPER: FILE NO.: S-1356 On the east side of North Chicot approximately 150-feet south of Mabelvale Apartments LP 1818 Cedar Dale Road Lancaster, TX 75134 AREA: 10.0 acres NUMBER OF LOTS: 1 CURRENT ZONING: MF-18 ENGINEER: RLK Engineering 111 Main Street Allen, TX 75013 FT. NEW STREET: 0 PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 21.02 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to const"ruct 132-units of multi -family housing on this MF- 18 zoned property. There will be a total of nine buildings of housing and an office/clubhouse on the site. The applicant proposes the buildings' exterior to be constructed of brick and Hardi-siding. (Nardi siding is a cement treated fiber siding material.) The apartment buildings are proposed to be a maximum of two - stories in height and one apartment building and the lease office will be one story. October 31, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) _ FILE NO.: S-1356 The applicant proposes the placement of a play ground area and swimming pool on the site. There is a six-foot fence with 7-foot columns proposed around the perimeter of the site. The fencing along North Chicot is proposed at 6-foot with 7-foot columns but will be placed within the 30-foot required building line. The applicant proposes to place a development sign on the site, near the northern driveway entrance. The sign is proposed to be five foot tall and nine foot six inches wide. The sign will be constructed of brick and wood. The applicant is also proposing a plat to remove a portion of the site, which is located within the floodplain from the total site area. The applicant has indicated this area will be incorporated into the single-family plat to the north and rezoned in the future to open space or single-family. B. EXISTING CONDITIONS: The site is heavily wooded. There are a variety of uses in the area ranging from single-family homes on acreage to typical single-family subdivision development. The Village Green Apartments are located immediately south of the site and Old Oaks Apartments are located adjacent to Mabelvale Pike just south of the site. On the Interstate 30 frontage road is a mini -warehouse development (west of North Chicot Road) and an area used for trailer storage (East of North Chicot Road). The site is adjacent to North Chicot Road, which is a very narrow unimproved roadway with deep ditches for drainage. Just north of the site, North Chicot intersects with Mabelvale Pike (making a sharp turn to the east) and North Chicot continues to the north at a slight off -set. This intersection is dangerous due to the narrowness of the roadway and the deep ditches used for drainage. C. NEIGHBORHOOD COMMENTS. As of this writing, Staff has received numerous phone calls stating opposition to the proposed development. The South Brookwood/Ponderosa Neighborhood Association, the Town and Country Neighborhood Association, Southwest Little Rock United for Progress and all property owners within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. North Chicot is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30-feet from the centerline. 2. Provide design of the street conforming to Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalks with the planned development: 4 October 31, 2002 _SUBDiV13"1-CGi� _ ITEM NO.: 3 Cont. FILE NO.: S-1356 3. Appropriate handicap ramps will be required per current ADA standard. 4. All driveway shall be concrete aprons per City Ordinance. 5. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. 6. 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. 7. Provide the direction of flow and all stormwater flows (Q) entering and leaving the property. 8. Provide existing topographic information at maximum five (5) foot contour interval and the 100-year base flood elevation. 9. A grading permit for Special Flood Hazard Area will be required per Section 8-283. 10. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the site. Capacity Contribution Analysis will be required, contact Little Rock Wastewater for additional details at 688-1414. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: The facility on -site will be private. When meters are planned off private lines, private facilities shall be installed with Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect the installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine whether fire hydrants are adequate. A Capital Investment Charge, based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. 3 October 31, 2002 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: S-1356 CATA: Site is located on Bus Route #17 and #17A and has no effect on bus radius, turnout and route. F. iSSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: The proposed area widths of land use buffers to remain undisturbed do not meet with ordinance requirements. A total of seventy (70) percent of the required land use buffer area must remain in its natural state. Therefore, the required average width of undisturbed area along the northern perimeter is thirty-one (31) feet. The required average width of undisturbed buffer along the eastern perimeter is thirty-five (35) feet. The proposed plan only allows for a undisturbed buffer width of nine (9) feet along both the northern and eastern perimeters. 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 northern and eastern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit can be given toward fulfilling Landscape Ordinance requirements when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) The applicant was not present. Staff introduced the item to the Committee indicating the items, which were not shown on the proposed site plan. Staff stated the parking proposed was insufficient to meet the minimum typical parking requirements. Staff also stated the applicant had failed to provide a scale of the drawing so several of the issues could not be considered. Staff stated they would contact the applicant and try to resolve any issues prior to the Commission meeting. The Committee then forwarded the item to the full Commission for final action. 4 October 31, 2002 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: S-1356 H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated 200 parking spaces as a part of the development. This is sufficient to meet the typical minimum parking requirement of 198 spaces. The applicant has also proposed a six (6) foot wood fence around the development with seven foot four inch (7' 4") brick columns. This is an acceptable fence height since the applicant has indicated the fence along the street frontage will be behind the 30-foot platted building line. The applicant has indicated the development will contain two dumpsters. Each is located near the rear of the development adjacent to the parking area. The dumpsters will have proper screening in place, at least two feet above the finished level of the dumpster, which conforms to the ordinance requirement. The applicant has indicated landscaped areas and undisturbed areas on the site plan. The areas to be left undisturbed average a width of 31-feet along the northern and 35-feet along the eastern perimeter. The applicant has indicated on -site detention near the northwestern boundary of the site. The applicant has indicated there will be a single ground mounted monument sign located near the driveway. The sign is proposed at 5' 1" tall and 9' 6" wide. This sign area is larger than allowable under signage allowed in multi -family zones, which is not to exceed 24 square feet in area. Staff is not supportive of allowing the increased sign area. The applicant has indicated a portion of the site will be split from the development through the platting process. The portion requested to be removed from the site is located within the floodplain and the lender will not fund a project if any portion lies within the floodplain. The area to be removed is adjacent to the detention area and adjoining the single-family to the north. The applicant has indicated a rezoning request will be made in the future to rezone the property and incorporate the area into the single-family plat to the north. Staff is supportive of this request. Staff recommends approval of the overall site plan for the development and denial of the proposed signage.. Staff feels the applicant should revise the site plan to indicated proper signage, area and height, as allowed in multi -family zones. Otherwise, to Staffs knowledge there are no outstanding issues associated with the proposed development plan. 5 October 31, 2002 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: S-1356 STAFF RECOMMENDATIONS: Staff recommends approval of the proposed subdivision site plan review subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. Staff recommends denial of the proposed signage but recommends approval of signage not to exceed signage allowed in multifamily zones (one identification sign not to exceed twenty-four (24) square feet in area). C.1 November 14, 2002 ITEM NO.: G NAME: Mabelvale Apartments Subdivision Site Plan Review FILE NO.: S-1356 LOCATION: On the east side of North Chicot approximately 150-feet south of Mabelvale Pike DEVELOPER: Mabelvale Apartments LP 1818 Cedar Dale Road Lancaster, TX 75134 AREA: 10.0 acres NUMBER OF LOTS: 1 CURRENT ZONING: MF-18 PLANNING DISTRICT ENGINEER: RLK Engineering 111 Main Street Allen, TX 75013 FT. NEW STREET: 0 15 — Geyer Springs West CENSUS TRACT: 21.02 VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to construct 132-units of multi -family housing on this MF- 18 zoned property. There will be a total of nine buildings of housing and an office/clubhouse on the site. The applicant proposes the buildings' exterior to be constructed of brick and Hardi-siding. (Hardi siding is a cement treated fiber siding material.) The apartment buildings are proposed to be a maximum of two - stories in height and one apartment building and the lease office will be one story. The applicant proposes the placement of a play ground area and swimming pool on the site. There is a six-foot fence with 7-foot columns proposed around the perimeter of the site. The fencing along North Chicot is proposed at 6-foot with 7-foot columns but will be placed within the 30-foot required building line. November 14, 2002 ITEM NO.: G (Cont.) FILE NO.: S-1356 The applicant proposes to place a development sign on the site, near the northern driveway entrance. The sign is proposed to be five foot tall and nine foot six inches wide. The sign will be constructed of brick and wood. The applicant is also proposing a plat to remove a portion of the site, which is located within the floodplain from the total site area. The applicant has indicated this area will be incorporated into the single-family plat to the north and rezoned in the future to open space or single-family. B. EXISTING CONDITIONS: The site is heavily wooded. There are a variety of uses in the area ranging from single-family homes on acreage to typical single-family subdivision development. The Village Green Apartments are located immediately south of the site and Old Oaks Apartments are located adjacent to Mabelvale Pike just south of the site. On the Interstate 30 frontage road is a mini -warehouse development (west of North Chicot Road) and an area used for trailer storage (East of North Chicot Road). The site is adjacent to North Chicot Road, which is a very narrow unimproved roadway with deep ditches for drainage. Just north of the site, North Chicot intersects with Mabelvale Pike (making a sharp turn to the east) and North Chicot continues to the north at a slight off -set. This intersection is dangerous due to the narrowness of the roadway and the deep ditches used for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received numerous phone calls stating opposition to the proposed development. The South Brookwood/Ponderosa Neighborhood Association, the Town and Country Neighborhood Association, Southwest Little Rock United for Progress and all property owners within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. North Chicot is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30-feet from the centerline. 2. Provide design of the street conforming to Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalks with the planned development. 3. Appropriate handicap ramps will be required per current ADA standard. 4. All driveway shall be concrete aprons per City Ordinance. 5. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. 2 November 14, 2002 ITEM NO.: G (Cont.) FILE NO.: S-1356 6. 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. 7. Provide the direction of flow and all stormwater flows (Q) entering and leaving the property. 8. Provide existing topographic information at maximum five (5) foot contour interval and the 100-year base flood elevation. 9. A grading permit for Special Flood Hazard Area will be required per Section 8-283. 10. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the site. Capacity Contribution Analysis will be required, contact Little Rock Wastewater for additional details at 688-1414. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: The facility on -site will be private. When meters are planned off private lines, private facilities shall be installed with Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect the installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine whether fire hydrants are adequate. A Capital Investment Charge, based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: Site is located on Bus Route #17 and #17A and has no effect on bus radius, turnout and route. 3 November 14, 2002 ITEM NO.: G (Cont.) FILE NO.: S-1356 F. I SSU ES/TECH N ICALIDESIGN: Planning Division: No comment. Landscape. The proposed area widths of land use buffers to remain undisturbed do not meet with ordinance requirements. A total of seventy (70) percent of the required land use buffer area must remain in its natural state. Therefore, the required average width of undisturbed area along the northern perimeter is thirty-one (31) feet. The required average width of undisturbed buffer along the eastern perimeter is thirty-five (35) feet. The proposed plan only allows for a undisturbed buffer width of nine (9) feet along both the northern and eastern perimeters. 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 northern and eastern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit can be given toward fulfilling Landscape Ordinance requirements when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) The applicant was not present. Staff introduced the item to the Committee indicating the items, which were not shown on the proposed site plan. Staff stated the parking proposed was insufficient to meet the minimum typical parking requirements. Staff also stated the applicant had failed to provide a scale of the drawing so several of the issues could not be considered. Staff stated they would contact the applicant and try to resolve any issues prior to the Commission meeting. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated 200 parking spaces as a part of the development. This is sufficient to meet the typical minimum parking requirement of 198 spaces. 4 November 14, 2002 ITEM NO.: G (Cont.) FILE NO.: S-1356 The applicant has also proposed a six (6) foot wood fence around the development with seven foot four inch (7' 4") brick columns. This is an acceptable fence height since the applicant has indicated the fence along the street frontage will be behind the 30-foot platted building line. The applicant has indicated the development will contain two dumpsters. Each is located near the rear of the development adjacent to the parking area. The dumpsters will have proper screening in place, at least two feet above the finished level of the dumpster, which conforms to the ordinance requirement. The applicant has indicated landscaped areas and undisturbed areas on the site plan. The areas to be left undisturbed average a width of 31-feet along the northern and 35-feet along the eastern perimeter. The applicant has indicated on -site detention near the northwestern boundary of the site. The applicant has indicated there will be a single ground mounted monument sign located near the driveway. The sign is proposed at 5' 1" tall and 9' 6" wide. This sign area is larger than allowable under signage allowed in multi -family zones, which is not to exceed 24 square feet in area. Staff is not supportive of allowing the increased sign area. The applicant has indicated a portion of the site will be split from the development through the platting process. The portion requested to be removed from the site is located within the floodplain and the lender will not fund a project if any portion lies within the floodplain. The area to be removed is adjacent to the detention area and adjoining the single-family to the north. The applicant has indicated a rezoning request will be made in the future to rezone the property and incorporate the area into the single-family plat to the north. Staff is supportive of this request. Staff recommends approval of the overall site plan for the development and denial of the proposed signage. Staff feels the applicant should revise the site plan to indicated proper signage, area and height, as allowed in multi -family zones. Otherwise, to Staffs knowledge there are no outstanding issues associated with the proposed development plan. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed subdivision site plan review subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. y� u November 14, 2002 ITEM NO.: G(Cont.)FILE NO_: S-1356 Staff recommends denial of the proposed signage but recommends approval of signage not to exceed signage allowed in multifamily zones (one identification sign not to exceed twenty-four (24) square feet in area). PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) The applicant was not present. There were objectors present. Staff stated the applicant failed to notify adjoining property owners as required by the Planning Commission By -Laws. Staff stated the applicant had requested the item be deferred to the November 14, 2002 Public Hearing. Staff stated they were supportive of the request. There was no further discussion. The item was placed on the consent agenda for deferral and approved by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (NOVEMBER 14, 2002) Mr. Ron Kemp, Mr. Kenneth Frambro and Mr. Frank Pollacia were present representing the application. There were numerous objectors present. Staff presented the item with a recommendation of approval. Staff stated the review was a technical review. Staff stated the applicant had complied with the minimum requirements of the Subdivision Ordinance. Mr. Stephen Giles, Deputy City Attorney, stated the review was not a use issue. He stated the uses issue had been decided when the property was rezoned several years earlier. He stated the review was to be of the footprint of the buildings, the ingress and egress, landscaping, setback and the street system as it related to the site. Mr. Giles stated the appeal of the Planning Commission's decision was to the chancery court or to federal court. Mr. Kenneth Frambro spoke on behalf of the applicant. He stated the proposed development would be developed with 132 units and a gated community. He stated the site was zoned MF-18 and the proposed development was not developing the site at the full density allowable. He stated the developer had reduced the density to allow for a quality development with more open space. Mr. Fambro stated the proposed development would include a clubhouse which would have computer workstations and after school tutoring programs. He stated the development would cater to after school programs for the youth to assist with education. 0 November 14, 2002 ITEM NO.: G (Cont.) FILE NO.: S-1356 Ms. Pat Gee, President of the Upper Baseline Neighborhood Association, spoke in opposition of the proposed development. She stated the Upper Baseline Neighborhood Association supported the other neighborhoods in the area in opposition of the proposed development. Ms. BJ Wyrich, a member of the City's Board of Directors, spoke in opposition of the proposed development. She stated the neighborhood had tried unsuccessfully to rezone the site. She stated the proposed development was not considering the preservation of the mature trees within the development. She stated there was not bus service to the site nor were there any shopping areas within close proximity. Director Wyrick stated the site was a habitat for eagles and questioned the need for an environmental impact statement. Herb Dicker, President of Meadowcliff Neighborhood Association, spoke in opposition of the proposed development. He stated the collation of neighborhoods was opposed to the proposed development. Mr. Troy Laha, Vice President of the Southwest United for Progress, spoke in opposition of the proposed development. He stated he was also a member of the Schriner Temple and a concern of the Schriners was that persons would break into their adjoining site and vandalizing their property. Mr. John Honea, President of the South Brookwood Ponderosa Neighborhood Association, spoke in opposition of the proposed development. He stated the roads in the area were in poor condition and the proposed development would only increase the number of cars in the area. He stated there were not sidewalks for the children to walk on forcing them to walk in and near the deep ditches which were located on both sides of the road. Mr. Honea stated with the redesign of the frontage roads the number of cars had increased significantly. He stated with the development of 132 multi -family units and the redesign of the roadways all traffic exiting the site and traveling east would be required to travel through the neighborhood. Ms. Pat Dicker, Justice of the Peace for the area, spoke in opposition to the proposed development. She stated she had witnessed the eagles living in the woods on the site. She also stated the area drained into the Fourche Basin. She stated development in the area, was contributing to the decline of the basin. She stated it was important to maintain the basin for environmental and ecological reasons. Ms. Pam Adcock, President of the Cloverdale Neighborhood Association, spoke in opposition of the proposed development. She stated the roadway was a narrow road and was not sufficient to carry the existing traffic. She also questioned the developer 7 November 14, 2002 NO.: G (Cont. FILE NO.: S-1356 and his research of pool development in Southwest Little Rock. She stated the soil condition was not conducive to pools. There was a lengthy discussion concerning the placement of the proposal of 100% subsidized housing and not offering a mixed income development. The Commission also discussed the existing roadway and the narrowness of the road. Staff stated the developer would install 'h street improvements to the roadway adjacent to the site. Staff stated there were no provisions within the current ordinance for off -site improvements. Staff stated the current traffic load on this section of North Chicot Road was 3360 cars per day and the proposed development would increase the traffic load to 4600 cars per day. Staff stated the road classification was designed to carry 5000 cars per day, which was more than projected. Staff stated the road would be stressed since the road was not built to full street width. There was a general discussion concerning the lack of infrastructure in place to service the basic needs of the area, bus service, commercial shopping. The Commissioners also discussed the need for additional playground equipment to serve the development. Mr. Frambro stated he would amend his application to double the amount of playground area on the site. A motion was made to approve the proposed development as amended. The motion carried by a vote of 6 ayes, 4 noes and 1 absent. IQ November 14, 2002 ITEM NO.: G FILE NAME: Mabelvale Apartments Subdivision Site Plan Review LOCATION: On the east side of North Chicot approximately 150-feet south of Mabelvale Pike DEVELOPER: Mabelvale Apartments LP 1818 Cedar Dale Road Lancaster, TX 75134 AREA: 10.0 acres NUMBER OF LOTS: CURRENT ZONING: MF-18 ENGINEER: RLK Engineering 111 Main Street Allen, TX 75013 FT. NEW STREET: 0 PLANNING DISTRICT: 15 — Geyer Springs West CENSUS TRACT: 21.02 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes to construct 132-units of multi -family housing on this MF- 18 zoned property. There will be a total of nine buildings of housing and an office/clubhouse on the site. The applicant proposes the buildings' exterior to be constructed of brick and Hardi-`siding. (Nardi siding is a cement treated fiber siding material,) The apartment buildings are proposed to be a maximum of two - stories in height and one apartment building and the lease office will be one story. The applicant proposes the placement of a play ground area and swimming pool on the site. There is a six-foot fence with 7-foot columns proposed around the perimeter of the site. The fencing along North Chicot is proposed at 6-foot with 7-foot columns but will be placed within the 30-foot required building line. November 14, 2002 ITEM NO.: G (Cont. FILE NO.: S-1356 The applicant proposes to place a development sign on the site, near the northern driveway entrance. The sign is proposed to be five foot tall and nine foot six inches wide. The sign will be constructed of brick and wood. The applicant is also proposing a plat to remove a portion of the site, which is located within the floodplain from the total site area. The applicant has indicated this area will be incorporated into the single-family plat to the north and rezoned in the future to open space or single-family. B. EXISTING CONDITIONS: The site is heavily wooded. There are a variety of uses in the area ranging from single-family homes on acreage to typical single-family subdivision development. The Village Green Apartments are located immediately south of the site and Old Oaks Apartments are located adjacent to Mabelvale Pike just south of the site. On the Interstate 30 frontage road is a mini -warehouse development (west of North Chicot Road) and an area used for trailer storage (East of North Chicot Road). The site is adjacent to North Chicot Road, which is a very narrow unimproved roadway with deep ditches for drainage. Just north of the site, North Chicot intersects with Mabelvale Pike (making a sharp turn to the east) and North Chicot continues to the north at a slight off -set. This intersection is dangerous due to the narrowness of the roadway and the deep ditches used for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has received numerous phone calls stating opposition to the proposed development. The South Brookwood/Ponderosa Neighborhood Association, the Town and Country Neighborhood Association, Southwest Little Rock United for Progress and all property owners within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works 1. North Chicot is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30-feet from the centerline. 2. Provide design of the street conforming to Master Street Plan. Construct one-half street improvements to the street including 5-foot sidewalks with the planned development. 3. Appropriate handicap ramps will be required per current ADA standard. 4. All driveway shall be concrete aprons per City Ordinance. 5. Plans for all work in the right-of-way shall be submitted for approval prior to the start of work. 2 November 14, 2002 ITEM NO.: G [Cont.] FILE NO.: S-1356 6. 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. 7. Provide the direction of flow and all stormwater flows (Q) entering and leaving the property. 8. Provide existing topographic information at maximum five (5) foot contour interval and the 100-year base flood elevation. 9. A grading permit for Special Flood Hazard Area will be required per Section 8-283. 10. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for more information regarding street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on the site. Capacity Contribution Analysis will be required, contact Little Rock Wastewater for additional details at 688-1414. AP & L: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: The facility on -site will be private. When meters are planned off private lines, private facilities shall be installed with Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect the installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine whether fire hydrants are adequate. A Capital Investment Charge, based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning No comment received. CATA: Site is located on Bus Route #17 and #17A and has no effect on bus radius, turnout and route. 3 November 14, 2002 ITEM NO.: G (Cont_) _ FILE NO.: S-1356 F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: The proposed area widths of land use buffers to remain undisturbed do not meet with ordinance requirements. A total of seventy (70) percent of the required land use buffer area must remain in its natural state. Therefore, the required average width of undisturbed area along the northern perimeter is thirty-one (31) feet. The required average width of undisturbed buffer along the eastern perimeter is thirty-five (35) feet. The proposed plan only allows for a undisturbed buffer width of nine (9) feet along both the northern and eastern perimeters. 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 northern and eastern perimeters of the site. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to submit an approved Landscape Plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit can be given toward fulfilling Landscape Ordinance requirements when properly preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 10, 2002) The applicant was not present,. Staff introduced the item to the Committee indicating the items, which were not shown on the proposed site plan. Staff stated the parking proposed was insufficient to meet the minimum typical parking requirements. Staff also stated the applicant had failed to provide a scale of the drawing so several of the issues could not be considered. Staff stated they would contact the applicant and try to resolve any issues prior to the Commission meeting. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated 200 parking spaces as a part of the development. This is sufficient to meet the typical minimum parking requirement of 198 spaces. 4 November 14, 2002 ITEM NO.: G (Cont. FILE NO.: S-1356 The applicant has also proposed a six (6) foot wood fence around the development with seven foot four inch (7' 4") brick columns. This is an acceptable fence height since the applicant has indicated the fence along the street frontage will be behind the 30-foot platted building line. The applicant has indicated the development will contain two dumpsters. Each is located near the rear of the development adjacent to the parking area. The dumpsters will have proper screening in place, at least two feet above the finished level of the dumpster, which conforms to the ordinance requirement. The applicant has indicated landscaped areas and undisturbed areas on the site plan. The areas to be left undisturbed average a width of 31-feet along the northern and 35-feet along the eastern perimeter. The applicant has indicated on -site detention near the northwestern boundary of the site. The applicant has indicated there will be a single ground mounted monument sign located near the driveway. The sign is proposed at 5' 1" tall and 9' 6" wide. This sign area is larger than allowable under signage allowed in multi -family zones, which is not to exceed 24 square feet in area. Staff is not supportive of allowing the increased sign area. The applicant has indicated a portion of the site will be split from the development through the platting process. The portion requested to be removed from the site is located within the floodplain and the lender will not fund a project if any portion lies within the floodplain. The area to be removed is adjacent to the detention area and adjoining the single-family to the north. The applicant has indicated a rezoning request will be made in the future to rezone the property and incorporate the area into the single-family plat to the north. Staff is supportive of this request. Staff recommends approval of the overall site plan for the development and denial of the proposed signage. Staff feels the applicant should revise the site plan to indicated proper signage, area and height, as allowed in multi -family zones. Otherwise, to Staff's knowledge there are no outstanding issues associated with the proposed development plan. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed subdivision site plan review subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. 5 November 14, 2002 ITEM NO.: G (Cont. FILE NO.: S-1356 Staff recommends denial of the proposed signage but recommends approval of signage not to exceed signage allowed in multifamily zones (one identification sign not to exceed twenty-four (24) square feet in area). PLANNING COMMISSION ACTION: (OCTOBER 31, 2002) The applicant was not present. There were objectors present. Staff stated the applicant failed to notify adjoining property owners as required by the Planning Commission By -Laws. Staff stated the applicant had requested the item be deferred to the November 14, 2002 Public Hearing. Staff stated they were supportive of the request. There was no further discussion. The item was placed on the consent agenda for deferral and approved by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (NOVEMBER 14, 2002) Mr. Ron Kemp, Mr. Kenneth Frambro and Mr. Frank Pollacia were present representing the application. There were numerous objectors present. Staff presented the item with a recommendation of approval. Staff stated the review was a technical review. Staff stated the applicant had complied with the minimum requirements of the Subdivision Ordinance. Mr. Stephen Giles, Deputy City Attorney, stated the review was not a use issue. He stated the uses issue had been decided when the property was rezoned several years earlier. He stated the review was to be of the footprint of the buildings, the ingress and egress, landscaping, setback and the street system as it related to the site. Mr. Giles stated the appeal of the Planning Commission's decision was to the chancery court or to federal court. Mr. Kenneth Frambro spoke on behalf of the applicant. He stated the proposed development would be developed with 132 units and a gated community. He stated the site was zoned MF-18 and the proposed development was not developing the site at the full density allowable. He stated the developer had reduced the density to allow for a quality development with more open space. Mr. Fambro stated the proposed development would include a clubhouse which would have computer workstations and after school tutoring programs. He stated the development would cater to after school programs for the youth to assist with education. November 14, 2002 ITEM NO.: G (Cont.) FILE NO.: S-1356 Ms. Pat Gee, President of the Upper Baseline Neighborhood Association, spoke in opposition of the proposed development. She stated the Upper Baseline Neighborhood Association supported the other neighborhoods in the area in opposition of the proposed development. Ms. BJ Wyrich, a member of the City's Board of Directors, spoke in opposition of the proposed development. She stated the neighborhood had tried unsuccessfully to rezone the site. She stated the proposed development was not considering the preservation of the mature trees within the development. She stated there was not bus service to the site nor were there any shopping areas within close proximity. Director Wyrick stated the site was a habitat for eagles and questioned the need for an environmental impact statement. Herb Dicker, President of Meadowcliff Neighborhood Association, spoke in opposition of the proposed development. He stated the collation of neighborhoods was opposed to the proposed development. Mr. Troy Laha, Vice President of the Southwest United for Progress, spoke in opposition of the proposed development. He stated he was also a member of the Schriner Temple and a concern of the Schriners was that persons would break into their adjoining site and vandalizing their property. Mr. John Honea, President of the South Brookwood Ponderosa Neighborhood Association, spoke in opposition of the proposed development. He stated the roads in the area were in poor condition and the proposed development would only increase the number of cars in the area. He stated there were not sidewalks for the children to walk on forcing them to walk in and near the deep ditches which were located on both sides of the road. Mr. Honea stated with the redesign of the frontage roads the number of cars had increased significantly. He stated with the development of 132 multi -family units and the redesign of the roadways all traffic exiting the site and traveling east would be required to travel through the neighborhood. Ms. Pat Dicker, Justice of the Peace for the area, spoke in opposition to the proposed development. She stated she had witnessed the eagles living in the woods on the site. She also stated the area drained into the Fourche Basin. She stated development in the area was contributing to the decline of the basin. She stated it was important to maintain the basin for environmental and ecological reasons. Ms. Pam Adcock, President of the Cloverdale Neighborhood Association, spoke in opposition of the proposed development. She stated the roadway was a narrow road and was not sufficient to carry the existing traffic. She also questioned the developer 7 November 14, 2002 ITEM NO.: G (Cont. FILE NO.: S-1356 and his research of pool development in Southwest Little Rock. She stated the soil condition was not conducive to pools. There was a lengthy discussion concerning the placement of the proposal of ..100% subsidized housing and not offering a mixed income development. The Commission also discussed the existing roadway and the narrowness of the road. Staff stated the developer would install '/ street improvements to the roadway adjacent to the site. Staff stated there were no provisions within the current ordinance for off -site improvements. Staff stated the current traffic load on this section of North Chicot Road was 3360 cars per day and the proposed development would increase the traffic load to 4600 cars per day. Staff stated the road classification was designed to carry 5000 cars per day, which was more than projected. Staff stated the road would be stressed since the road was not built to full street width. There was a general discussion concerning the lack of infrastructure in place to service the basic needs of the area, bus service, commercial shopping. The Commissioners also discussed the need for additional playground equipment to serve the development. Mr. Frambro stated he would amend his application to double the amount of playground area on the site. A motion was made to approve the proposed development as amended. The motion carried by a vote of 6 ayes, 4 noes and 1 absent. X.