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Home My WebLink AboutS-0867-OO Staff AnalysisNovember 29, 1994 ITEM NO.: 14 FTLE NO.: S-867-QO CHENAL APARTMENTS -- SITE PLAN REVIEW LOCATION: On the south side of Chenal Parkway, approximately 0.5 mile north of the Kanis Rd. intersection DEVELOPER: JOHN R. CARMICHAEL ENGINEER: WESTWOOD RESIDENTIAL COMPANY WHITE-DATERS & ASSOCIATES, INC. 5950 Berkshire Ln., 401 S. Victory St. Suite 500, LB 43 Little Rock, AR 72201 Dallas, TX 75225 374-1666 (214) 369-9433 AREA: 17.99 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 4,000 (Boundary Street improvements, only.) ZONING: MF-24, MF-18, PROPOSED USES: Multi -Family Residential R-2, & C-2 PLANNING DISTRICT: 19 CEN9US TRACT: 42.02 VARIANCES RE ❑ESTED: Height of buildings from the maximum permitted in the ordinance of 35 feet to permit buildings of 40 feet in height. STATEMENT OF PROPOSAL: The applicant proposes a site plan for the development of a "rental apartment community" on a 17.99 acre lot. A total of 264 rental units, in 11, 3-story buildings, is to be constructed, with a total square footage of 249,420 square feet. A 6,060 square foot, 1-story, club house/leasing office is to be provided, with a swimming pool located at the club house. A total of 440 parking spaces is proposed for the apartment buildings, with 104 of these being provided in garage or carport enclosures. An additional 11 parking spaces is provided at the club house/leasing office. A monument sign is proposed to be located on Chenal Parkway at its intersection with the access drive, with an additional sign to be located at the apartment community entrance off this access drive. A guard house is proposed to be erected at the entrance, and access to the community will be monitored. Since the regulations restrict the building height to 35 feet, and the 3-story buildings are anticipated to be 40 feet in height, a variance is requested to permit the construction of the 3-story buildings. November 29, 1994 SUBDIVISION ITEM NO.: 14 Continued FILE NO.: Sw! 7- A. PROPOSAL/REOUEST: Planning Commission approval of the site plan for the Chenal Apartments rental apartment community is requested. Planning Commission review and Board of Directors approval of the height variance to permit construction of 40 foot high, 3-story buildings, in lieu of the maximum allowable height of 35 foot buildings, as provided for in the zoning Regulations, is requested. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The topography is rolling, with a high point at the center of the tract rising approximately 35 feet above the south and north elevations. The existing zoning includes areas of MF-18, MF-24, C-2, and R-2 zoned land. Surrounding the site is C-2 zoned land to the north, MF-18 to the northwest, R-2 to the west, MF-24 to the south, and 0-2 across Chenal Parkway to the east. C. ENGINEERING UTILITY COMMENTS: Public Works comments that: 1) the base flood elevation information and minimum finish floor elevation information are required at the time a development permit is approved; and, 2) stormwater detention and boundary survey information will be required. Public Works adds that the tract is outside the floodplain study area. Water Works comments that an acreage charge of $300 per acre applies in this area, in addition to the normal connection charges. The Fire Department will need to review the plans to determine whether additional on -site fire hydrants will be required. Wastewater comments that a capacity analysis will be required, and capacity contribution fees will be assessed. Arkansas Power and Light Co. comments that a 15 foot easement will be required along the north, south, and west boundaries of the site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. will require easements, pursuant to the comment for the preliminary plat item. The Fire Department requests 2 additional fire hydrants, and comments that some of the areas are lacking proper coverage. 2 November 29, 1904 SUBDIVISION ITEM NO.: 14 Continued FILE NO.: 5-867- Landscape review comments that the areas set aside for buffers and landscaping meet ordinance requirements. A 6 foot high opaque good neighbor wood fence or dense evergreen plantings are required to screen this site form the residential properties to the south and west. An 8 foot high wood fence or wall is required to screen 3 sides of each dumpster. D. ISSUES LEGAL TECHNICAL DESIGN: The zoning Regulations, Section 36-258(c) states that: "No building... shall exceed a height of thirty-five (35) feet" in the MF-18 or MF-24 zoning districts. Building height is defined (in Section 36-2) as "the vertical distance, as measured through the central access of the building, from the elevation of the lowest finished floor level to ... the mean height level between the eaves and ridge of a gable, hip, or gambrel roof." The applicant proposes 3-story buildings, which, the applicant states, will exceed the 35- foot height limitation. Therefore, a variance of the cited regulations is requested. E. ANALYSIS All technical issues relating to the preliminary plat and the site plan have been resolved, and there are no technical issues remaining. The site plan meets the standards of the regulations, except for the matter of the variance which has been requested. F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, and of the requested height variance. S BDIVISION COMMITTEE COMMENT: (NOVEMBER 10, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Mr. White reviewed the comments contained in the discussion outline. Mr. White, the Public Works staff person, and the Committee members discussed the issue of the boundary street design, and Mr. White said that he could make the changes to meet the Public works requirements. It was noted that the proposed street name "Village Dr.11 is unacceptable, since there is already a Village Dr. in Little Rock. The deficiencies cited by the Planning staff regarding proper dimensioning of the site plan and the needed information which is to be shown on the site plan were discussed. The Committee forwarded the item to the full Commission for the public hearing. 01 November 29, 1994 sUBDIV1610N ITEM NO.* _14 (Continued)FILE NO.: 5-867-QQ PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994) Staff reported that there are no outstanding technical issues to resolve. The applicant, staff reported, has requested a height variance, and explained that the variance is minimal. Staff recommended approval of the variance. The item, approval of the site plan and a recommendation of approval of the height variance, was included on the consent agenda for approval and was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 11 4