SITE PLAN REVIEW
SP-09-74-05: Lake Pointe Villas; a site plan for a 60-unit duplex residential development located at 2221 Lake Pointe Drive. Peridian Group, Inc. Garber Enterprises, Inc. property owner of record.
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Current Zoning and Land Use: |
RM-2 (Multiple-Family Residence) District; undeveloped.
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Surrounding Zoning and Land Use: |
RS-2 (Single-Family Residence) District and RM-1 (Multiple-Family Residence) District to the north; undeveloped, approved single-family residential subdivision and four-plex development
PCD-2 (Planned Commercial District) to the east; undeveloped commercial property.
A-1 (Suburban Home Residential) District to the west; existing rural homes. |
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Site Summary: |
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Gross Area: |
10.2 acres |
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Total Units |
60 units (30 duplex buildings) 1 office |
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Open Space: |
13,9692 SF |
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Off-Street Parking Required: |
2.5 spaces per unit for units 3 br. or larger = 150 |
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Off-Street Parking Provided: |
4 spaces per unit; 2 in garage 2 in drive = 264 |
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Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions: 1. Provision of the following documents: a. Execution of a site plan performance agreement. b. Execution of an encroachment agreement with Southern Star Gas prior to issuance of building permits. c. Provision of an addressing scheme from Lake Pointe Drive for individual dwelling units. d. Provision of a photometric plan for the off-street parking areas not immediately associated with specific dwelling units. prior to release of the site plan for issuance of a building permit. 2. Dedication of an access easement within the interior of the development and show the deed book and page on the face of the site plan. 3. Approval of downstream sanitary sewer study by the City Utilities Department. 4. Submission and approval of public improvement plans as required for sanitary sewer, water, and storm sewer prior to issuance of building permits. 5. Approval of the drainage study by the City Public Works Department. a. Provide drainage easements by separate instrument if applicable with public improvements plans for the proposed storm sewer. Provide a note with the deed book and page for drainage easements to serve this development as applicable (if required for drainage easements, per City staff approval). b. Provision of a note on the face of the site plan that states: Per city code 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 6. Provision of a revised landscape plan to include following changes: a. Include mixture of plants around boundary of property along with English Box Hedge, preferably native or adaptable to create a layered, natural look of multiple heights and widths, include some evergreen and deciduous. b. Recommend use of groupings of screening directly behind the buildings and smaller trees evergreen shrubs. c. Provision of additional screening abutting the off-street parking areas across from the office building and between buildings 23 and 24 and north of building 6. 7. Provision of a revised site plan to include the dimension of office building and list square footage. 8. Provision of notes regarding the swimming pool to state: a. Swimming pool construction shall comply with city code Chapter 19, Article 11 and b. Show and note how pool shall provide for accessible access.
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C. STAFF REVIEW
The subject property is located on the south side of Lake Pointe Drive and on the north side of Clinton Parkway in the southwest portion of the City. The proposed development is for a duplex residential development that includes 30 duplexes, a property management office and pool amenities, and a connection to the Clinton Parkway recreation path.
Access and Parking Lot Design
Access to the development is provided from Lake Pointe Drive, a collector street. Off-street parking is provided for each unit with both garage and driveway pad parking. An internal circular drive is proposed to provide individual access to each unit. This accessway is to be located within an easement to be dedicated by separate instrument. Staff recommends that the site plan be revised to include the deed book and page reference since this is not a platted access easement. As an accessway it is not intended to be a public street. This will result in the development being addressed from Lake Pointe Drive.
Screening and buffering
Screening and buffering are central issues to this proposed development. The subject property abuts commercial property on the east, a major arterial street on the south and a rural residential neighborhood to the west. The proposed screening is through the use of a continuous manicured hedge around the periphery of the site.
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 subject property is zoned for multi-family residential development.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
Much of the surrounding area is undeveloped. Approved residential development is located to the north and a rural residential subdivision abuts the property to the west. An undeveloped commercial property is located to the east. This multi-family development is not integrated in anyway with the surrounding area. The development is an internally focused development. The site plan does include a pedestrian connection to the Clinton Parkway recreation path on the south side of the development.
The proposed development includes three small off-street parking areas (excluding the residential parking spaces). One parking area is located across from the office building near the front of the development. Another parking area is located in the southeast portion of the development between buildings 23 and 24 and the other area is located north of building 6. Additional landscaping should be provided around these areas to screen parking lot lighting from the nearby dwellings.
(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;
Access to the site is provided via an intersection with Lake Pointe Drive. Off-street parking for residential uses is provided in the garages and individual driveways. The Parking summary is incorrect and is noted as recommended correction. Regardless, the site plan provides for an adequate amount of off-street parking for the proposed development. Access to individual units is provided via an access easement throughout the development. Visitor parking is also provided within the development.
(d) That the site plan provides for the safe movement of pedestrians within the site;
The site plan includes pedestrian sidewalks around the center tier of units and connection to the pool area as well as connections to the public sidewalk system at the north and south ends of the development. No access is provided to the abutting undeveloped commercial property to the east.
(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;
The proposed site plan includes the minimum number of street trees and interior landscape requirements. The site is “fenced” with a single species of shrub around the perimeter of the site. City staff has recommended that this landscaping be revised to add more variety of plants and to vary the height and width of plants. Staff recommends provision of a revised landscape plan that includes the following recommendations:
1. Use Groupings of plats to screen directly behind the buildings.
2. Mix both evergreen shrubs and smaller deciduous trees in grouping groups
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
An individual trash storage area is not included in the proposed development. The proposed development is intended to be provided with curb side service typical to residential developments.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The subject property is located within an area where pubic infrastructure is currently being extended including streets, sewer and water line improvements. Lake Pointe Drive has recently been constructed and is open to public travel. Public improvement plans are required and are subject to review and approval by the City prior to construction of the proposed residential development and interior infrastructure. Approval of a downstream sanitary sewer analysis is required for this proposed development. Staff recommends that approval of the development be subject to approval of the approval of a downstream sanitary sewer study. Additionally, the site plan is required to comply with the Stormwater design criteria. Staff recommends this development be subject to approval of the stormwater improvements prior to issuance of building permits.
E. CONCLUSION
The proposed residential development is consistent with the zoning district in terms of a multi-family development. Staff has noted several changes to the site plan that are necessary to clearly indicate expectations and accurate code citations. Other than the landscape plan, recommended changes to the site plan are minor. Pending approval of the stormwater requirements and the sanitary sewer downstream analysis are items that may affect the development timing or require the dedication of additional easements. These elements are recommended subject to approval by City Public Works Department Staff prior to issuance of building permits.