Loading...
HomeMy WebLinkAboutS-0200-O Staff AnalysisITEM NO.: 4. S- NAME: Autumn Wood Apartments Subdivision Site Plan Review LOCATION: located on the Northwest corner of Divide Court and Divide Parkway Planning 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. The notice must be mailed no later than March 24, 2010. The Office of Planning and Development must receive the proof of notice no later than April 2, 2010. 2. Provide the current ownership of the parcel on the proposed site plan. Indicate Cumberland Land Development as the developers. 3. Provide the source of title of the landowner in the general notes section of the proposed site plan. 4. Provide details of any fencing including the location, construction material and height. 5. Provide a note on the site plan indicating the height of the retaining wall. 6. Provide a note on the site plan the areas proposed for rezoning from R-2 to MF-18. 7. The maximum sign height allowed in multi -family zones is six feet with a maximum sign area of 24 square feet. Variance/Waivers: Building height Public Works Conditions: 1. Verification should be made that the Divide Parkway has been dedicated to the City of Little Rock. 2. Divide Court is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. The Divide Parkway is classified on the Master Street Plan as a collector street. A dedication of right-of-way 60 feet will be required. 4. A 20 foot radial dedication of right-of-way is required at the intersection of The Divide Parkway and Divide Court. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Divide Court including 5-foot sidewalks with the planned development. At least 20 feet of asphalt pavement should be provided. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to The Divide Parkway including pedestrian path and bike trail adjacent to the development with the planned development. 7. The pedestrian path and bike trail should be constructed to Highway 10. 8. 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) 379-1805 (Travis Herbner). Item # 4 9. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 10.A Sketch Grading and Drainage Plan should be provided per Section 29-186 (e). The retaining wall heights should be provided. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14.Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. Per Traffic Engineering, the streetlights currently on The Divide Parkway are not energized. 15. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Turnaround must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30 feet from pavement of the Divide Parkway must also be provided. 16. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection of Divide Court and The Divide Parkway comply with 2004 AASHTO Green Book standards. 17. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easement for this project. A Capacity Analysis is required. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Ener-gy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. Also the 16-inch main in Highway 10 has a CIC charge that will be applied to connection or extensions from it ($4800) for a 12" ext). A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Item # 4 Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. There will be limits to floor elevations allowed in this area. The limits will be approximately 520' maximum finished floor elevation as determined by the uses and the required fire flows. The hilltop area adjacent to these lots cannot be served. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a forty-three foot (43') wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area must remain undisturbed. Currently, this site is deficient and reflects a retaining wall encroaching into this area; revise. 3. The zoning buffer ordinance requires a fifty -foot (50) wide land use buffer along the northern perimeter of the site. Seventy percent (70%) of this area must remain undisturbed. Currently, this site reflects the encroachment of a building; revise. 4. The zoning street buffer ordinance requires an average forty-three foot (43') wide street buffer along the Parkway Divide Street; and in no case should this distance fall below one-half the required amount. Currently, the structures are proposed within this area. 5. The zoning street buffer ordinance requires an average fifty -foot (50') wide street buffer along the Divide Court Street; and in no case should this distance fall below one-half the required amount. Currently, this street buffer is deficient; revise. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or evergreen plantings, is required along the northern and western perimeters of the site. 7. All of the interior islands on the site should equate to a minimum of eight percent (8%) of the total paved surface areas is to be a minimum of three hundred (300) square foot in area, and be evenly distributed throughout the site. Currently, this site is deficient; revise. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 8. An automatic irrigation system to water landscaped areas will be required. Item # 4 9. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/ I� an: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 24, 2010. Item # 4. April 8, 2010 ITEM NO.: 4 FILE NO.: S-2 NAME: Autumn Wood Apartments Subdivision Site Plan Review LOCATION: Located on the Northwest corner of Divide Court and Divide Parkway DEVELOPER: Cumberland Land Development Company 2204-A Madison Street Clarks, TN 37040 ENGINEER; White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 CURRENT ZONING PLANNING DISTRICT: NUMBER OF LOTS: 1 MF-18 and R-2, Single-family 20 - Pinnacle CENSUS TRACT: 42.05 VARIANCESMAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from Section 36-258 (c) to allow an increased building height. 2. A variance from the City's Land Alteration Ordinance to allow an increased retaining wall height. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is proposing a Subdivision Site Plan Review for this 15.22 acre tract presently zoned R-2, Single-family and MF-18. A rezoning request for the R-2, Single-family portion of the site is scheduled for review by the Commission at their April 22, 2010, public hearing. The development is proposed with eleven (11) apartment buildings and a leasing office and clubhouse. There are a total of 260 units resulting in a density of 17.08 units per acre. The applicant is requesting a variance from the allowable building height to allow the maximum building height to be increased to 46-feet at mid -roof height. April 8, 2010 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-200-0 The proposed building area is 86,998 square feet with a floor area ratio of 0.176. The site plan indicates a total of 43.33 percent of the site will be retained as open space and 39.0 percent of the site is impervious area. The development includes the placement of 390 parking spaces in the form of garage units and surface parking. B. EXISTING CONDITIONS: The property is wooded sloping upward to the north. The Divide Parkway has been constructed to the southern boundary of this site. A stub has been included on the Divide Parkway for the construction of the Divide Court. South of the site is vacant 0-3, General Office District zoned property. To the east is vacant R-2, Single-family zoned property. Southeast of the site is a private school and southwest of the site is a mini -storage development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 feet of the site and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Verification should be made that the Divide Parkway has been dedicated to the City of Little Rock. 2. Divide Court is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 3. The Divide Parkway is classified on the Master Street Plan as a collector street. A dedication of right-of-way 60 feet will be required. 4. A 20 foot radial dedication of right-of-way is required at the intersection of The Divide Parkway and Divide Court. 5. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Divide Court including 5-foot sidewalk with the planned development. At least 20 feet of asphalt pavement should be provided. 6. With site development, provide the design of street conforming to the Master Street Plan. Construct street improvement to The Divide Parkway including pedestrian path and bike trail adjacent to the development with the planned development. 2 April 8, 2010 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-200-0 7. The. pedestrian path and bike trail should be constructed to Highway 10. 8. 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) 379-1805 (Travis Herbner). 9. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 10. A Sketch Grading and Drainage Plan should be provided per Section 29- 186 (e). The retaining wall heights should be provided. 11. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 12. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 13. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 14. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. Per Traffic Engineering, the streetlights currently on The Divide Parkway are not energized. 15. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. Turnaround must be provided for a SU-30 vehicle attempting to enter development. A stacking distance of 30 feet from pavement of the Divide Parkway must also be provided. 16. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection of Divide Court and The Divide Parkway comply with 2004 AASHTO Green Book standards. 17. Provide a letter prepared by a registered engineer certifying the sight distance at the proposed driveway comply with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easement for this project. A Capacity Analysis is required. Contact Little Rock Wastewater Utility for additional information. 3 April 8, 2010 SUBDIVISION M NO.: 4 (Cont.) FILE NO.: S-200-0 Entergy: No comment received - Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. Also the 16-inch main in Highway 10 has a CIC charge that will be applied to connection or extensions from it ($4800) for a 12" ext). A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. There will be limits to floor elevations allowed in this area. The limits will be approximately 520 feet maximum finished floor elevation as determined by the uses and the required fire flows. The hilltop area adjacent to these lots cannot be served. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department- Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Countv Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN' Plannina Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. M April 8, 2010 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: S-200-0 2. The zoning buffer ordinance requires a forty-three foot (43') wide land use buffer along the eastern perimeter of the site. Seventy percent (70%) of this area must remain undisturbed. 3. The zoning buffer ordinance requires a fifty -foot (50') wide land use buffer along the northern perimeter of the site. Seventy percent (70%) of this area must remain undisturbed. 4. The zoning street buffer ordinance requires an average forty-three foot (43') wide street buffer along the Parkway Divide Street; and in no case should this distance fall below one-half the required amount. 5. The zoning street buffer ordinance requires an average fifty -foot (50') wide street buffer along the Divide Court Street; and in no case should this distance fall below one-half the required amount. 6. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or evergreen plantings, is required along the northern and western perimeters of the site. 7. All of the interior islands on the site should equate to a minimum of eight percent (8%) of the total paved surface areas is to be a minimum of three hundred (300) square foot in area, and be evenly distributed throughout the site. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 8. An automatic irrigation system to water landscaped areas will be required. 9. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 10. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (March 18, 2010) Mr. Tim Daters of White-Daters and Associates was present representing the request. Staff stated there were few outstanding technical issues associated with the request. Staff stated the development would require a variance to allow an increase in the allowable building height per the MF-18 zoning district. Staff requested Mr. Daters provide the current ownership of the parcel and the source of title of the landowner. Public Works comments were addressed. Staff requested verification that the Divide Parkway had been dedicated to the City for the existing paved roadway. 9 April 8, 2010 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-200-0 Staff stated right of way dedication and street construction would be required abutting the proposed development area. Staff stated the pedestrian path and bike trail should be constructed from the northern boundary of the development to Cantrell Road. Landscaping comments were addressed. Staff stated the indicated buffers were not adequate to meet the typically required buffers per the zoning ordinance. Mr. Daters stated a rezoning request had been filed to rezone a small area to the west to allow for the required land use buffer. Mr. Daters stated the rezoning request would be heard by the Commission at their April 22, 2010, public hearing. Staff stated screening would be required along the northern and western perimeter. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the March 18, 2010, Subdivision Committee meeting. The current ownership of the parcel has been included and the source of title provided in the general notes section of the site plan. The applicant is requesting a deferral of the street construction for Divide Court for a period of five years or until adjacent development occurs. The developer has indicated when the property to the west is developed access to this area may be taken from the Divide Parkway and not the proposed new street. The proposal is a multiple building subdivision site plan review for a 15.22 acre tract presently zoned R-2, Single-family and MF-18. The applicant has filed a rezoning request for the R-2, Single-family portion of the site which is scheduled for review by the Commission at their April 22, 2010, public hearing. The rezoning request will allow for adequate area on the site to provide the required land use buffer along the western perimeter. All other street buffers and land use buffers appear to comply with the typical ordinance standards. The development is proposed with eleven (11) apartment buildings and a leasing office and clubhouse. There are a total of 260 units proposed resulting in a density of 17.08 units per acre. The request includes a variance from the zoning district for the allowable building height to allow the maximum building height to be increased to 46-feet at mid -roof height. The maximum building height typically allowed in the MF-18 zoning district is 35-feet. April 8, 2010 SUBDIVISION ITEM NO.: 4 FILE NO.: S-200-0 The proposed building area is 86,998 square feet with a floor area ratio of 0.176. The site plan indicates a total of 43.33 percent of the site will be retained as open space and 39.0 percent of the site is impervious area. There are four building type with units ranging from one bedroom to three bedrooms. The development includes the placement of 390 parking spaces in the form of garage units and surface parking. The site is proposed with 260 units of multi -family housing which per the zoning ordinance typically requires the placement of one and one-half parking spaces per unit. This would require the placement of 390 spaces as proposed. The site plan indicates the placement of a five foot tall decorative iron fence with six foot columns along the Divide Parkway. The remainder of the site will be fenced or screening will be provided via evergreen shrubs. The development is proposing the placement of a single identification sign at the entrance to the development. The sign is consistent with signage allowed in multi -family zones or a maximum of six feet in height and thirty-two (32) square feet in area. Building signage and directional signage will be as typically allowed in the multi -family zones. The request includes a variance from the Land Alteration Ordinance to allow a retaining wall with a height ranging from two (2) feet to 30-feet in height. The wall is located along the western perimeter and along the Divide Court. Staff is supportive of the Land Alteration Variance request to allow an increased wall height along the southern and western perimeters. Based on the topography of the site the increased wall heights are necessary to allow the development to occur as proposed. Staff is supportive of the request. To staff's knowledge there are no outstanding technical issues associated with the request. The development is proposed as a multi -family development with a density of 17.08 units per acre. 43.3 percent of the site will be designated as landscape and open space. Although there are variances associated with the request staff does not .feel the variances will significantly impact the development. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 7 April 8, 2010 SI IRni\/ISIr)N ITEM NO.: 4 (Cont. FILE NO.: S-200-0 Staff recommends approval of the variance request from the Land Alteration Ordinance to allow an increased wall height for the retaining wall located on the site. Staff recommends approval of the variance request to allow an increased building height for the proposed structures. Staff recommends approval of the deferral request for the street construction of the Divide Court for a period of five (5) years or until adjacent development occurs, whichever occurs first. Staff recommends the applicant receive Board of Directors approval for the rezoning request prior to the issuance of a building permit for the development. PLANNING COMMISSION ACTION: (APRIL 8, 2010) Mr. Tim Daters of White Daters and Associates was present representing the request. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff stated the request no longer included a variance request from the Land Alteration Ordinance to allow an increased wall height for the retaining wall located on the site. Staff stated the walls would be constructed per the typical ordinance standard. Staff presented a recommendation of approval of the variance request to allow an increased building height for the proposed structures. Staff also presented a recommendation of approval of the deferral request for the street construction for Divide Court for a period of five (5) years or until adjacent development occurred, whichever occurred first. Staff recommended the applicant receive Board of Directors approval for the rezoning request prior to the issuance of a building permit for the development. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes and 1 ,absent.