SITE PLAN REVIEW
SP-07-45-04: A site plan for Overland Pointe, a 27 dwelling unit, 2-story townhouse development to be located on 2.3 acres at the southeast corner of Overland Drive and Queens Road. Submitted by Peridian Group for C.F.M., L.L.C.
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Current Zoning and Land Use: |
RM-1 (Multiple-Family Residential) District- approved pending ordinance publication; Vacant Lot, Heavily Wooded.
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Surrounding Zoning and Land Use: |
North: PRD-2 (Planned Residential Development) District; Undeveloped multiple-family lot.
East, South, and West: A (Agricultural) District; Undeveloped to the east and west, single-family house to the south.
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Site Summary: | |
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Gross Area: |
100,957 Square Feet/2.3 acres |
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Proposed Building Coverage: |
19,957 Square Feet |
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Pavement |
39,985 Square Feet |
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Impervious: |
59,941 Square Feet |
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Pervious: |
41,016 Square Feet |
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Off-Street Parking Required: |
41 parking spaces (1.5 spaces/unit) |
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Off-Street Parking Provided: |
75 parking spaces |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions: 1. Provision of a revised site plan to include the following notes: a. No occupancy will be allowed until all site improvements including off-site stormwater detention are completed. b. No building permit shall be issued until the City is presented with a written guarantee or other financial assurance (e.g. bond, letter or credit, escrow account, etc.), in a form acceptable to the City, guaranteeing payment for the assessed special assessments on the property for the improvement of Overland Drive. This condition shall be waived by the City Manager if the special assessment district is not subject to litigation.
2. Provision of a revised site plan to include the following changes: a. Show the stormwater drainage detention basin on the site plan. b. Need to change 5 bump-out to minimum width of 8, with additional 25 width for driving aisle. c. Revise the curbing to only have layback curb at the individual driveways. Modify note No. 10 and the Install Type 2-24 Curb and Gutter (Typ) note. d. Revise the swale along the west border and at the entrances to the individual driveways to the approval of the stormwater engineer. e. Remove the two trash enclosures as trash service will be curb-side pickup.
3. Provision of a photometric plan pursuant to Section 20-14AO1.
4. Execution of a site plan performance agreement per Section 20-1433.
5. Submittal and approval of public improvement plans to Public Works for street, storm sewer, waterline, and sidewalks prior to release of the site plan to Neighborhood Resources.
6. Per Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. This project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained.
7. Provide water line plans to the Municipal Utilities Department. These plans must be submitted for approval and signatures from the Fire and Utilities Departments before building permits are issued.
8. The site plan not to be released to Neighborhood Resources until after the recordation of the Overland Pointe Final Plat at the Douglas County Register of Deeds Office and the publication of the zoning ordinance for the property.
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C. STAFF REVIEW
The applicant is proposing to construct 27 multiple-family Townhouse units within the Overland Pointe Subdivision located at the southeast corner of Overland Drive and Queens Road. The property is zoned RM-1 (Multiple-Family Residence) District (pending publication).
The Overland Pointe Townhouses will have 27 dwelling units. The townhouses will be 3-story and contain 2 bedrooms.
There will be an attached 2-car garage for each dwelling unit plus 22 on-street parallel parking spaces. The complex exceeds the required number of minimum parking spaces.
D. Findings
Per Section 20-1432 staff shall first find that the following conditions have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The property is within a pending RM-1 (Multiple-Residence) District [Z-03-13-04] which was approved subject to the approval of a Final Plat. The Overland Pointe Final Plat was conditionally approved on August 24, 2004, and the zoning will be effective with the publication of the zoning ordinance. A condition should be required for the site plan not to be released to Neighborhood Resources until after the recordation of the Final Plat at the Douglas County Register of Deeds Office and the publication of the zoning ordinance for the property.
The RM-1 district permits multiple-family apartment complexes. 2.3176 acres = 100,957 square feet @ 1 dwelling unit per 3,500 square feet = maximum of 28 dwelling units allowed. 27 dwelling units are proposed.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
With the recommended conditions, the arrangement of buildings, off-street parking, access, landscaping and drainage will be compatible with adjacent land use. The applicant is proposing building mounted lighting with illumination to be shielded from view off-site. Per Section 20-14A01, a required photometric plan will need to be provided.
Each town house has an attached 2 car garage. 22 parallel parking spaces along the driveway aisles will also be provided.
The applicant has an approved stormwater drainage plan. Stormwater drainage is collected and will be piped off-site into an approved stormwater detention basin on the adjacent property to the east. A condition will be required to show the approved stormwater detention basin on this site plan and that it will be constructed prior to the issuance of a certificate of occupancy.
(c) That the vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;
The vehicular ingress and egress to and from the site and circulation within the site help provide for safe, efficient and convenient movement of traffic. Vehicular access will be via an internal private circular drive with Overland Drive. The width of the parallel parking will need to be 8 wide plus the minimum width of 25 wide driveway aisles.
Overland Drive was recently approved through a benefit district. There is a pending lawsuit on the Overland Drive benefit district. The following note, which is also on the Overland Pointe Final Plat should be included on the site plan, No building permit shall be issued until the City is presented with a written guarantee or other financial assurance (e.g. bond, letter or credit, escrow account, etc.), in a form acceptable to the City, guaranteeing payment for the assessed special assessments on the property for the improvement of Overland Drive. This condition shall be waived by the City Manager if the special assessment district is not subject to litigation.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The plan shows 5 wide sidewalks along the front of the townhouses side of the internal circular drive. There is an existing 5 wide sidewalk along the south side of Overland Drive. The site plan also reflects a sidewalk connection from the south side of the project to where a future sidewalk will be located along Queens Road.
(e) That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;
There will be a sufficient mixture of grass and trees within the interior and perimeter of site so the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
Note No. 12 shows trash collection to be scheduled as curb-side pickup. Solid Waste has indicated that curb-side pickup is acceptable at this location and the proposed two trash enclosures should be removed from the site plan.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The plan also takes into account the adjacent sanitary sewer, municipal water lines and the topography of the site. The site is heavily wooded. The existing trees will be cleared and grubbed as part of the project. Queens Road will be improved in the future as part of a benefit district. The owner signed an Agreement Not to Protest the Formation of an improvement district for Queens Road as part of the Overland Pointe Final Plat.