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HomeMy WebLinkAboutS-1400-A Staff AnalysisJanuary 29, 2004 NO.: 16 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 FILE NO.: S-1400-A 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 variance from the minimum driveway spacing criteria for the southern driveway location. The applicant submitted a letter on January 15, 2004 requesting this item be withdrawn from consideration without prejudice. Staff is supportive of the request. January 29, 2004 UBDIVISION ITEM NO.: 16 (Cont. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) FILE NO.: S-1400-A Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated the applicant had requested the item be deferred to the February 12, 2004 Planning Commission Public Hearing. Staff stated the applicant had received an approval letter from FEMA as required for Planning Commission review. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the consent agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 2 ITEM NO.: NAME: Watershed Project Subdivision Site Plan Review LOCATION: Springer Boulevard, south of 1-440 DEVELOPER: Watershed 3701 Springer Boulevard Little Rock, AR 72201 FNGINFFR: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 FILE NO.: S-1400-A 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 VARIANCES/WAIVERS REQUESTED: Fence height variance adjacent to Springer Boulevard. A waiver of the required land use buffer screening along the southern property line. BACKGROUND: A' The applicant submitted a request to the Commission to be heard at their September 4, 2003 Public Hearing. Staff recommended the item be deferred until the applicant could . . resolve the issues related to the floodway. The item was withdrawn at the December 4, 2003 Public Hearing because it did not appear the applicant would be able to resolve the issues in a timely manner. The applicant has since received a clearance letter from _t1_ "Carit:}_-_-__-__-__- FILE NO.: S-1400-A the US Army Corp of Engineers allowing development on all but a small portion of the site. The applicant has indicated no construction will take place on the area remaining in the floodway and will dedicate all required easements to the City. 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. 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. 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: 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 Iettter 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. 4 i I LIVI NU.: H (Cont.) FILE NO.: 3-1400-A 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. 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. Enter. : 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. K FILE NO.: S-1400-A Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. Count —Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannin 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: (January 8, 2004) Mr. Pat McGetrick was present representing the request. Staff briefly described the proposed development indicating the applicant had received clearance from the US Army Corp of Engineers for development in the area. Staff indicted the site plan had not changed since the original submission. Staff noted the southern most driveway was located to near the property line. Mr. McGetrick indicated his clients desire was to request the Commission allow a variance from the minimum.driveway spacing requirements to allow the driveway to remain in the indicated location. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The proposed site plan indicates a maximum building height of 33.5 feet and a reap building setback has been 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. CI �.- — - Y EE NO.: S-1400-A 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. There is an existing commercial structure located on the southern portion of the site. 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 allc,:ved 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 has indicated a single driveway location into the site with a secondary emergency access point near the southern property line. The northern drive has been placed to meet the minimum driveway spacing criteria. Staff is supportive of the proposed driveway locations. The applicant has indicated additional interior landscaping to break the sea of asphalt in the long parking lot. The applicant has also indicated an irrigation system will be put in place to water landscaped areas. The applicant has indicated the thee existing billboards will remain. 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. To staff's knowledge there are no outstanding issues associated with the proposed request. The proposed development should have minimal to no adverse impact on the surrounding neighborhood if developed. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested fence height variance adjacent to Springer Boulevard. Staff recommends approval of the requested waiver of required screening along,, the southern property line. 5 PLANNING COMMISSION ACTION: (FEBRUARY 12, 2004) Mr. Pat McGetrick was present representing the request. There were no objectors present. Staff presented the item with a recommendation of approval of the request subject to compfiance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested fence height variance adjacent to Springer Boulevard and_ the requested waiver of required screening along the southern property line. There was no further discussion of the item. The Chair placed the item for inclusion on the Consent Agenda. The item was approved by a vote of 11 ayes, 0 noes and 0 absent. A February 12, 2004 ITEM NO.: H NAME: Watershed Project Subdivision Site Plan Review LOCATION: Springer Boulevard, south of 1-440 DEVELOPER: Watershed 3701 Springer Boulevard Little Rock, AR 72201 FNrINFFR- McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 FILE NO.: S-1400-A AREA: 9.67 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 24 — Sweet Home ENSUS TRACT: 40.01 VARIANCES/WAIVERS REQUESTED: Fence height variance adjacent to Springer Boulevard. A waiver of the required land use buffer screening along the southern property line. BACKGROUND: The applicant submitted a request to the Commission to be heard at their September 4, 2003 Public Hearing. Staff recommended the item be deferred until the applicant could resolve the issues related to the floodway. The item was withdrawn at the December 4, 2003 Public Hearing because it did not appear the applicant would be able to resolve the issues in a timely manner. The applicant has since received a clearance letter from February 12, 2004 ITEM NO.: H Cont. FILE NO.: S-1400-A the US Army Corp of Engineers allowing development on all but a small portion of the site. The applicant has indicated no construction will take place on the area remaining in the floodway and will dedicate all required easements to the City. 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. 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. 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: 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. K February 12, 2004 ITEM NO.: H (Cont.) FILE NO.: S-1400-A 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. 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. 3 February 12, 2004 ITEM NO.: H Cont. FILE NO.: S-1400-A F le I 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. ISSUES/TECHNICAL/DESIGN: 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. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004) Mr. Pat McGetrick was present representing the request. Staff briefly described the proposed development indicating the applicant had received clearance from the US Army Corp of Engineers for development in the area. Staff indicted the site plan had not changed since the original submission. Staff noted the southern most driveway was located to near the property line. Mr. McGetrick indicated his clients desire was to request the Commission allow a variance from the minimum driveway spacing requirements to allow the driveway to remain in the indicated location. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The proposed site plan indicates a maximum building height of 33.5 feet and a rear building setback has been 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. 112 February 12, 2004 ITEM NO.: H [Cont.] FILE NO.: S-1400-A 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. There is an existing commercial structure located on the southern portion of the site. 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 has indicated a single driveway location into the site with a secondary emergency access point near the southern property line. The northern drive has been placed to meet the minimum driveway spacing criteria. Staff is supportive of the proposed driveway locations. The applicant has indicated additional interior landscaping to break the sea of asphalt in the long parking lot. The applicant has also indicated an irrigation system will be put in place to water landscaped areas. The applicant has indicated the thee existing billboards will remain. 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. To staffs knowledge there are no outstanding issues associated with the proposed request. The proposed development should have minimal to no adverse impact on the surrounding neighborhood if developed. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested fence height variance adjacent to Springer Boulevard. Staff recommends approval of the requested waiver of required screening along the southern property line. 5 February 12, 2004 ITEM NO.: H Coat. FILE NO.: 5-1400-A PLANNING COMMISSION ACTION: (FEBRUARY 12, 2004) Mr. Pat McGetrick was present representing the request. There were no objectors present. Staff presented the item with a recommendation of approval of the request 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 fence height variance adjacent. to Springer Boulevard and the requested waiver of required screening along the southern property line. There was no further discussion of the item. The Chair placed the item for inclusion on the Consent Agenda. The item was approved by a vote of 11 ayes, 0 noes and 0 absent. February 12, 2004 ITEM NO.: H NAME: Watershed Project Subdivision Site Plan Review LOCATION: Springer Boulevard, south of 1-440 DEVELOPER: Watershed 3701 Springer Boulevard Little Rock, AR 72201 FNGINFFR- McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 FILE NO.: S-1400-A 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 waiver of the required land use buffer screening along the southern property line. BACKGROUND: The applicant submitted a request to the Commission to be heard at their September 4, 2003 Public Hearing. Staff recommended the item be deferred until the applicant could resolve the issues related to the floodway. The item was withdrawn at the December 4, 2003 Public Hearing because it did not appear the applicant would be able to resolve the issues in a timely manner. The applicant has since received a clearance letter from February 12, 2004 ITEM NO.: H (Cont.) FILE NO.: 5-1400-A the US Army Corp of Engineers allowing development on all but a small portion of the site. The applicant has indicated no construction will take place on the area remaining in the floodway and will dedicate all required easements to the City. 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. 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. 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: 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. February 12, 2004 ITEM NO.: H Cont. FILE NO.: S-1400-A 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. 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. 3 February 12, 2004 ITEM NO.: H Cont. FILE NO.: S-1400-A 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. F. ISSUES/TECHNICAL/DESIGN: 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: (January 8, 2004) Mr. Pat McGetrick was present representing the request. Staff briefly described the proposed development indicating the applicant had received clearance from the US Army Corp of Engineers for development in the area. Staff indicted the site plan had not changed since the original submission. Staff noted the southern most driveway was located to near the property line. Mr. McGetrick indicated his clients desire was to request the Commission allow a variance from the minimum driveway spacing requirements to allow the driveway to remain in the indicated location. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The proposed site plan indicates a maximum building height of 33.5 feet and a rear building setback has been 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. 4 February 12, 2004 ITEM NO.: H (Cont.) _ _ FILE NO.: S-1400-A 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. There is an existing commercial structure located on the southern portion of the site. 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 has indicated a single driveway location into the site with a secondary emergency access point near the southern property line. The northern drive has been placed to meet the minimum driveway spacing criteria. Staff is supportive of the proposed driveway locations. The applicant has indicated additional interior landscaping to break the sea of asphalt in the long parking lot. The applicant has also indicated an irrigation system will be put in place to water landscaped areas. The applicant has indicated the thee existing billboards will remain. 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. To staffs knowledge there are no outstanding issues associated with the proposed request. The proposed development should have minimal to no adverse impact on the surrounding neighborhood if developed. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested fence height variance adjacent to Springer Boulevard. Staff recommends approval of the requested waiver of required screening along the southern property line. 5 February 12, 2004 ITEM NO.: H (Cont.) FILE NO.: S-1400 A PLANNING COMMISSION ACTION: (FEBRUARY 12, 2004) Mr. Pat McGetrick was present representing the request. There were no objectors present. Staff presented the item with a recommendation of approval of the request 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 fence height variance adjacent to Springer Boulevard and the requested waiver of required screening along the southern property line. There was no further discussion of the item. The Chair placed the item for inclusion on the Consent Agenda. The item was approved by a vote of 11 ayes, 0 noes and 0 absent. C.1