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HomeMy WebLinkAboutS-1399 Staff AnalysisSubdivision Committee Comments ITEM NO.: 16 August 14, 2003 FILE NO.: S-1399 NAME: Wimbledon Greens Apartments Subdivision Site Plan Review LOCATION: on the southeast corner of Baseline Road and Wimbledon Loop Plannina Staff Comments: IJ 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. 2. Dimension the distance between buildings. 3. Will the Certificates of Occupancies be issue as buildings or as sets of buildings are completed or when the entire project is completed? 4. Provide details of the proposed signage. (Height/area) 5. Provide the fencing height of the brick and iron fence located on the street sides. If the fence will be placed within the 25-foot building line setback the maximum fence height allowed would be four feet unless a variance is requested and granted. 6. Provide the fence height of the wood fence along the south and east property S� lines. . op 6p � Variance/Waivers: 1. None requested. Public Works: 1. West Baseline is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required as indicated on the plans. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Baseline with Wimbledon Loop. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Y-- 6. A grading permit in accordance with Section 29-186 (c) & (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. 7. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 8. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Facilities should protect the down -stream pond. 9. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50' back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Baseline with Wimbledon Loop. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for project. Capacity Contribution analysis required. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Additional easements will be required for the interior of property for underground electrical distribution. The exact location cannot be determined at this time. Contact Entergy at 954-5158 for additional details. Center -Point Energy: SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) and/or on site fire protection will be required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Increase the driveway off Wimbledon Loop to 20-feet. Contact the Little Rock Fire Department at 918- 3752 for additional details. County Planning: No comment received. CATA: No comment received. Plannina Division: No comment. Landscape: Areas set -aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 20, 2003. September 4, 2003 ITEM NO.: 16 FILE NO.: S-1399 NAME: Wimbledon Greens Apartments Subdivision Site Plan Review LOCATION: on the southeast corner of Baseline Road and Wimbledon Loop DEVELOPER: Otter Creek Land Company #2 Otter Creek Court Little Rock, AR 72209 ENGINEER: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 AREA: 6.337 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: MF-24, Multi -family 24 units per acre PLANNING DISTRICT: 16 — Otter Creek CENSUS TRACT: 42.08 VARIANCESMAIVERS REQUESTED: 1. A variance to allow an increased fence height along the north and west property lines. 2. A waiver of the land use buffer requirement. A. PROPOSAL: The applicant proposes the construction of 96 units of multi -family housing (15.16 units per acre) on this MF-24 zoned site. The applicant is proposing the placement of thirteen buildings on the site, one of which is to serve as an office/club house area. The unit mix proposed is one and two bedroom units with September 4, 2003 SUBDIVISION ITEM NO.: 16 (Cont.) _ FILE NO.: S-1399 32 one -bedroom units and 64 two bedroom units. Of the two bedroom units, five will be fully accessible. The maximum building height proposed is 26-feet and all the buildings proposed will be two story. The applicant proposes the placement of a 2560 square foot clubhouse and a pool on the site. The applicant is also proposing the placement of a playground area near the pool site. The applicant is proposing the placement of 182 parking spaces within the development. The applicant has indicated the development will be enclosed with a six-foot brick and iron fence along the street sides, (the north and west) and a six-foot wood fence on the remaining sides. The fence along the street sides will require a variance to allow the desired location and height since the fence will be placed within the building setback. The applicant is requesting a waiver of the land use buffer requirement. The ordinance requires at least seventy percent of the land use buffer to remain in its natural state. The applicant has indicated the significant trees will be retained but the undergrowth will be removed to ensure security for the development. B. EXISTING CONDITIONS: The site is a vacant tree covered site with road frontage on Baseline Road and Wimbledon Loop. The road has been widened adjacent to the site along Baseline Road. There is not a sidewalk in place. Wimbledon Loop has a median and midway of the site there is a gate, the back entrance to Otter Creek. There is a large apartment complex located to the north of this site, Eagle Hill Apartments and the area to the west is vacant and tree covered. East of the site is a single-family home located on a large tract of land. There is a newly developing subdivision located further east. There are single-family homes located south of the site in the Otter Creek Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received several informational phone calls from area residents. All owners of property located within 200-feet of the proposed site along with the Otter Creek Home Owners Association and Southwest Little Rock United for Progress were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. West Baseline is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required as indicated on the plans. 2 September 4, 2003 SUBDIVISION ITEM NO.: _16 (Cont.) FILE NO.: S-1399 2. A 20 foot radial dedication of right-of-way is required at the intersection of Baseline with Wimbledon Loop. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 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. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 6. A grading permit in accordance with Section 29-186 (c) & (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. 7. Provide the direction of flow and all storm water flows (Q) entering and leaving the property. 8. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Facilities should protect the down -stream pond. 9. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50' back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of Baseline with Wimbledon Loop. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for project. Capacity Contribution analysis required. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Additional easements will be required for the interior of property for underground electrical distribution. The exact location cannot be determined at this time. Contact Entergy at 954-5158 for additional details. Center -Point EneLg : No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) September 4, 2003 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: S-1399 F 9 and/or on site fire protection will be required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Increase the driveway off Wimbledon Loop to 20-feet. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Areas set -aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends as feasible on this tree -covered site. Extr Ordinance requirements can be given when inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: a preserving as many existing trees credit toward fulfilling Landscape properly preserving trees of six (6) (August 14, 2003) Mr. Pat McGetrick was present representing the request. Staff briefly described the proposed development indicating the request was for a multiple building site plan review. Staff noted there were additional items needed on the proposed site plan to complete the review. Staff requested all building dimensions be shown on the site plan and the applicant provide the height of the proposed fencing. Staff noted if the proposed fence located in the building setback was above four feet, the applicant would need to request a variance. Staff also requested details concerning the proposed signage. Public Works comments were addressed. Staff stated all work in the right-of-way would be required to be submitted for approval prior to construction. Staff requested additional information concerning storm water flows enter and leaving the property. Staff stated the stormwater detention ordinance applied to the property and the applicant should locate the detention facilities on the site plan. 4 September 4, 2003 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: S-1399 Landscaping comments were addressed. Staff noted at least seventy percent of the buffer area should remain in its natural state. Mr. McGetrick stated this was not acceptable. He noted the applicant had indicated a desire to leave all the mature trees in the buffer area but to remove any and all underbrush. He stated this made for a more secure facility. In apartment developments security was a concern. Staff stated he would need to request a variance to be allowed to clear the underbrush in the buffer area. There was no further discussion of the item and 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 at the August 14, 2003 Subdivision Committee meeting. The applicant has indicated the proposed signage will be a maximum of six feet in height and twenty-four square feet in area. The applicant has also dimensioned all building setbacks from property lines. The applicant has requested a variance to allow the six-foot brick and iron fence along West Baseline Road and Wimbledon Loop. The fence will be placed within the twenty-five foot building setback and is proposed as six feet in height. The zoning ordinance allows a maximum of four feet in height within the building setback. The applicant has indicated the fence will not be placed in the required fifty foot triangle area of the intersecting streets. Staff is supportive of the fence placement and the requested fence height variance. The applicant has indicated the land use buffer will not be preserved. The zoning ordinance requires at least seventy percent of the land use buffer remain in its natural state. The applicant is requesting to be allowed to remove the underbrush in this area. The applicant has stated all significant trees will remain in the land use buffer area. The applicant has indicated security is a concern and with the underbrush growth the development will not be able to police the site to ensure the safety of their residents. Staff is supportive of the requested waiver. The applicant has indicated a six foot wood fence will be placed along the property line to screen the adjoining single-family zoned properties. The applicant has indicated the maximum building height to be twenty-six feet. The maximum building height allowed for MF-24 zoned property is thirty-five feet. The applicant has also indicated the buildings will be placed at a minimum of thirty feet from the property lines. The ordinance requires the building setback to be equal to the building heights and not less than twenty-five feet. The applicant has indicated the development will be constructed in phases with a request for Certificate of Occupancies based on the completion of groups of buildings. The applicant has indicated the requested Certificate of Occupancies will be phased based on the completion of buildings which will not endanger the safety of residents of the development. 5 September 4, 2003 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: S-1399 The ordinance requires the development allow 2,400 square feet of lot area per family. The applicant is proposing the placement of ninety-six units on the site which would require 3.96 acres. The development contains 6.337 acres; more than adequate to meet the minimum lot area requirement. The applicant is proposing the placement of 182 parking spaces within the development. The typical minimum parking requirement for a development of this size would be 144 parking spaces or 1.5 spaces per unit. The proposed parking is adequate the meet the typical minimum parking demand. The applicant has indicated underground detention will be used to pipe water along the east side of the development to centralized detention for Otter Creek if detention is necessary. To staffs knowledge there are no other outstanding issues associated with the proposed request. Staff feels the proposed development should have minimal to no adverse impact on the surrounding area. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested waiver of the land use buffer requirement to allow the clearing of the underbrush. Staff recommends approval of the requested fence height variance along the north and west property lines. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There was one objector present. Staff presented the item with a positive recommendation subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested waiver of the land use buffer requirement to allow the clearing of the underbrush along the south and east perimeters and the requested fence height variance along the north and west property lines. Mr. Kevin Wright addressed the Commission in opposition of the proposed request. He stated his home backed up to the proposed development and he was not in favor of the site developing with multi -family housing. He stated with the addition of the 96 units on the site Wimbledon Loop would be taxed and traffic back-ups in the mornings would be even more sever. 0 September 4, 2003 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: S-1399 The Commission stated the proposed request was for a multiple building site plan review. It was stated the site was zoned for multi -family and it was not a decision as to if the site would be developed with multi -family units only if the proposed development met the criteria under the Subdivision Ordinance for multiple buildings. Staff stated the applicant was requesting a waiver of the land use buffer requirements. Staff questioned Mr. Wright as to if he had issues with the request to clear the buffer area. Mr. Wright stated he was not sure because he was not sure what this involved. Mr. McGetrick addressed the Commission on behalf of the applicant. He stated he had met with the Otter Creek Homeowners Association and they were in support of the request. Commissioner Floyd questioned Mr. McGetrick if their support was not tied to the proposed gate being closed on Wimbledon Loop. He stated he was not aware of that requirement. Commissioner Floyd questioned if the main entrance and exit should not be placed on Baseline Road. Mr. McGetrick stated the developer felt the location on Wimbledon Loop a better location. A motion was made to approve the proposed request as filed included the requested waivers and variances. The motion carried by a vote of 6 ayes, 2 noes and 3 absent. rl