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HomeMy WebLinkAboutS-1400 Staff AnalysisSubdivision Committee Comments August 14, 2003 ITEM NO.: 17 FILE NO.: S-1400 NAME: Watershed Project Subdivision Site Plan Review LOCATION: Springer Boulevard, south of 1-440 Plannina 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. 2. Provide details of any proposed signage. (Height/area) 3. 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. 4. Is one dumpster location sufficient to meet the demand of the site. 5. Provide the rear building setbacks on the proposed site plan. 6. The project is located within a designated floodway. The applicant should submit certification from the appropriate agencies of approval prior to the request being forwarded to the Commission. It is City policy to not review and/or approve projects located in the floodway. Variance/Waivers: 1. None requested. Public Works: All of this land lies within the mapped floodway of Fourche Creek. Staff does not believe it is appropriate to approve the proposed project until a conditional letter of flood map revision is obtained from the Federal Emergency Management Agency. If the letter is obtained, the entire site will have to be raised above the 100-year floodplain elevation. 2. Springer / Confederate Boulevard is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required. 3. With the planned development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including a 5-foot sidewalk with the planned development. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to any filling, grading, land clearing or construction. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The criteria for an arterial is 300 feet center to center and 150 feet from property line. The width of driveway must not exceed 36 feet. 8. Alteration of the water course and wetlands clearance will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. Utilities and Fire Department/County Planning: Wastewater: Sewer available, Capacity Contribution Analysis required. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Additional interior easements will be required for electrical distribution (underground). The exact location cannot be determined at this time. Contact Entergy at 954-5158 for additional details. Center -Point Ene SBC: 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 may be required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. 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: At least two additional landscape islands are required within the interior of the proposed long parking lot to help break up the sea of asphalt. 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 adjacent residential properties. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with seal of a Registered Landscape Architect. 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. December 4, 2003 ITEM NO.: F FILE NO.: S-1400 NAME: Watershed Project Subdivision Site Plan Review LOCATION: Springer Boulevard, south of 1-440 DEVELOPER: Watershed 3701 Springer Boulevard Little Rock, AR 72201 ENGINEER: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 AREA: 9.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 24 — Sweet Home CENSUS TRACT: 40.01 VARIANCESMAIVERS REQUESTED: Fence height variance adjacent to Springer Boulevard. A. PROPOSAL: The applicant proposes the construction of 52 units of multi -family housing on the site. The development will be geared toward low income renters. The applicant proposes the placement of two and three bedroom units on the site. There are 26 two bedroom units and 26 three bedroom units on the site; two of each bedroom mix is proposed as fully accessible. December 4, 2003 SUBDIVISION ITEM NO.: F Cont. FILE NO.: S-1400 The applicant is proposing the maximum building height of 33.5 feet. The applicant has also indicated a single development sign located near the northern driveway. The applicant has indicated the sign will be consistent with signage allowed in multi -family zones. The applicant proposes the placement of 121 parking spaces on site to serve the development. The applicant has indicated the parking ratio as 2.24 spaces per unit. The applicant is proposing the placement of a brick and steel fence around the development. The fence is proposed at six feet in height. The applicant is requesting a variance to allow an increased fence height in the building setback. The site is located in the 100 year floodplain and the limits of the floodway extend through the project area. The applicant is currently working with FEMA to re -map the area and remove the area from the designated floodway. B. EXISTING CONDITIONS: The site is a vacant site with trees located around the perimeter of the site. There is a small strip retail center located on the southeastern portion of the site. The southern boundary of the site is a Union Pacific Railroad line. Watershed is located east of the site across Springer Boulevard. The area to the west of the site is vacant and is the Fourche Creek floodway. There are three bill boards located on the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200-feet of the proposed site along with the Granite Mountain Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. All of this land lies within the mapped floodway of Fourche Creek. Staff does not believe it is appropriate to approve the proposed project until a conditional letter of flood map revision is obtained from the Federal Emergency Management Agency. If the letter is obtained, the entire site will have to be raised above the 100-year floodplain elevation. 2. Springer / Confederate Boulevard is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required. 2 December 4, 2003 SUBDIVISION M NO.: F Cont. FILE NO.: S-1400 3. With the planned development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including a 5-foot sidewalk with the planned development. 4. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to any filling, grading, land clearing or construction. 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. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The criteria for an arterial is 300 feet center to center and 150 feet from property line. The width of driveway must not exceed 36 feet. 8. Alteration of the water course and wetlands clearance will require approval from the Little Rock District of the US Army Corps of Engineers prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, Capacity Contribution Analysis required. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Additional interior easements will be required for electrical distribution (underground). The exact location cannot be determined at this time. Contact Entergy at 954-5158 for additional details. Center -Point Energy: No comment received. SBC: No comment received. 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 may be required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. 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. Contact the Little Rock Fire Department at 918-3752 for additional details. W December 4, 2003 SUBDIVISION ITEM NO.: F(Cont.)FILE NO.: S-1400 County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: At least two additional landscape islands are required within the interior of the proposed long parking lot to help break up the sea of asphalt. 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 adjacent residential properties. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide approved landscape plans stamped with seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. Pat McGetrick was present representing the request. Staff briefly described the proposed development indicating the area was located in a designated floodway. Staff stated customarily the city did not approve developments located in the floodway and stated staff's recommendation would be that the development not be reviewed until the floodway issue had been resolved. Staff stated should the floodway issues be resolved, there were additional items needed on the proposed site plan to complete the review. Staff requested the applicant provide the rear building setback dimension. Staff also questioned if one dumpster facility was sufficient to meet the needs of the development. Staff stated the details of the proposed signage should be included on the proposed site plan. Public Works comments were addressed. Staff stated if the area was successfully removed from the designated floodway the entire area would be required to be raised to above the 100-year floodplain elevation. Staff also stated the proposed driveways did not meet the minimum criteria for driveway spacing. Staff noted there were several agencies, which would require approval of the proposed development prior to construction. Landscaping comments were addressed. Staff stated the interior islands did not appear to meet the minimum ordinance requirement. Staff stated at least two 0 December 4, 2003 SUBDIVISION ITEM NO.: F Cont. FILE NO.: 5-1400 additional islands would be required within the interior of the proposed parking lot to help break up the sea of asphalt. Staff also stated a six foot high opaque screen, either a wooden fence or dense evergreen plantings would be required along the sides which abut residentially zoned properties. Staff instructed the applicant submit a revised plan to staff addressing the comments which could be addressed at this time. Staff also stated their recommendation would be that the Commission not review the proposed development until after the applicant had secured a conditional approval from the Federal Emergency Management Agency. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on August 20, 2003 addressing most of the issues raised at the August 14, 2003 Subdivision Committee Meeting. The applicant has indicated the maximum building height of 33.5 feet and the applicant has noted the rear building setback dimension from the proposed fence. The site is a large tract extending to the west. The proposed building setbacks are more than adequate to meet the minimum building setback requirement. The applicant has indicated the development will be surrounded in a brick and iron fence. The site is a cleared site and has no natural screening in place. The applicant is requesting a waiver of the required land use buffer required screening. The applicant has indicated the site is located adjacent to a one hundred foot railroad right-of-way on the south and a floodway on the north and west. The applicant has also indicated security as a concern and the screening would not allow for policing of the site. Staff feels this request is reasonable and recommends approval of the requested waiver of the screening requirement. The applicant is requesting a variance to allow an increased fence height adjacent to Springer Boulevard. The fence proposed is six -feet and the maximum fence height allowed within the setback is four feet. Staff is supportive of the proposed request. The proposed fencing is for uniformity around the development. The proposed fence is a see through fence, which will allow for the passage of light and air into the development. The applicant has not indicated the development will be gated. The applicant has indicated a single ground mounted sign near the northern driveway. The applicant has indicated the proposed signage will comply with signage allowed in multi -family zones or six feet in height and twenty-four square feet in sign area. Staff is supportive of the proposed signage. The applicant is requesting a variance for the driveway locations. Typically the ordinance requires drives to be placed at least 150-feet from the property line and 300-feet center to center. The applicant has indicated the southern drive will be placed 55-feet from the property line which is located adjacent to a 100-foot railroad right-of-way. The northern drive is located 170-feet from the northern 5 December 4, 2003 SUBDIVISION ITEM NO.: F (Cont. FILE NO.: S-1400 property line. The applicant has indicated the 300-foot center to center requirement. Staff is not supportive of the proposed driveway configuration. Staff feels the applicant should maintain the northern driveway and allow the southern drive to be an emergency access only into the site. Staff has safety concerns by allowing the drive to be located within 55-feet of the proposed intersection of the railroad and Springer Boulevard. The site is zoned C-3 which allows multi -family development at a density of R-5. This typically requires a lot area per family of 1,200 square feet per dwelling unit. The proposed development is more than adequate to meet the requirement. The proposed development is located within a designated floodway. The applicant is working with FEMA to resolve the floodway issue and have the area "re -mapped" to remove the floodway designation from this site. Staff feels the proposed development should not be reviewed until the applicant has resolved the floodway issues. The city is not allowed to issue permits for projects located in the floodway and staff feels the development should not be given approval for development with the site being located in a designated as a floodway. STAFF RECOMMENDATION: Staff recommends the proposed development not be reviewed at this time. Staff recommends the applicant resolve the issue of the floodway with FEMA prior to receiving approval from the Commission. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) The applicant was present. There were objectors present. Chairman Nunnley stated the Commission's policy had been to allow the applicant a deferral when fewer than nine Commissioners were present. He stated eight Commissioners were remaining and questioned if the applicant desire a deferral. Mr. Pat McGetrick requested the deferral t There was no further discussion of the item. the item to the September 18, 2003 Public 8 ayes, 0 noes and 3 absent. PLANNING COMMISSION ACTION: the September 18, 2003 Public Hearing. A motion was made and approved to defer Hearing. The motion carried by a vote of (SEPTEMBER 18, 2003) The applicant was present. There were no objectors present. Staff stated the applicant was requesting a deferral to allow additional time to resolve some issues related to the floodway. Staff stated the deferral would require a waiver of the By -Laws since the request was not made in accordance with the requirements set by the Commission's By -Laws. In December 4, 2003 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: S-1400 A motion was made to waive the By -Laws for the deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion of the item. A motion was made and approved to defer the item to the October 16, 2003 Public Hearing. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the issue related to the floodway had not been resolved and staff stated typically the Commission did not hear or approve applications located in the floodway. Mr. McGetrick stated the applicant had received a verbal approval from the Corp of Engineers and anticipated receiving a letter of confirmation in the next two to three weeks. Staff stated with the uncertainty of the receipt of the approval letter from the Corp of Engineers and Staff's desire to take the additional information back to the Subdivision Committee they would request the item be deferred to the December 4, 2003 public hearing. Mr. McGetrick indicated he was agreeable to the December 4, 2003 deferral. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the applicant had not resolved the issues related to the floodway and recommended the item be withdrawn from consideration, without prejudice, and refiled once the issues related to the floodway were resolved. There was no further discussion of the item. The item was placed on the consent agenda for withdrawal. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 7