SITE PLAN REVIEW
SP-01-08-06: Lake Pointe Villas; a site plan for a 42-unit single-family residential development located at 2221 Lake Pointe Drive. Submitted by the Peridian Group Inc. for 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 |
42 units (single-family detached buildings) 28-three bedroom units 14-four bedroom units 1 office |
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Open Space: |
3.1 acres (137, 443 SF) |
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Off-Street Parking Required: |
2.5 spaces per unit for units 3 br. or larger = 105 |
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Off-Street Parking Provided: |
4 spaces per unit; 2 in garage 2 in drive = 144 4 spaces at office/pool area. |
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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 to be recorded with the Register of Deeds office. d. Provision of recording fees for address assignment. e. Provision of a photometric plan and lighting detail for the private drive. 2. Dedication of an access easement within the interior of the development by separate instrument. 3. Provision of a revised site plan to note and show the deed book and page on the face of the site plan following review by Director of Legal Services. 4. Dedication of a pedestrian easement between the proposed development and Clinton Parkway and for the access between the proposed residential development and the commercial development to the east. 5. Provision of a revised site plan to amend General Note 20 to state that the specific site improvements such as the interior access, sidewalks, and public improvements shall be complete prior to occupancy of units. 6. Provision of a revised site plan to note and show the deed book and page on the face of the site plan for dedicated pedestrian easements. 7. Submission and approval of public improvement plans as required for sanitary sewer, water, and storm sewer prior to issuance of building permits. 8. Provision of a guard rail at the western termination of the access drive within the development. 9. Provision of a revised and simplified parking schedule since all units have the same parking requirement. 10. Provision of a revised site plan to label units as 3 or 4 bedroom units. 11. Clarify on the drawing which units have single-car garages and which units have double car garages since all are drawn with same detail 12. Provide a detail for each housing type on the face of the plan including the driveway and unit dimensions. 13. 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 revised site plan to note deed book and page reference on face of site plan of any required drainage easements 14. Provision of a revised landscape plan to include following changes: a. Include mixture of plants around the west and north boundaries 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. Provision of groupings of screening directly behind the buildings and smaller trees evergreen shrubs along Lake Pointe Drive and the east and west property lines 15. Provision of notes regarding the swimming pool as follows: a. Correct dimensional notations on swimming pool. b. Provision of a note stating the swimming pool construction shall comply with city code Chapter 19, Article 11 and c. Note the 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 City Commission considered the subject property for a multi-family townhouse development on November 8, 2005. The Commission unanimously voted to approve the proposed 60 unit project. The proposed development is for a detached residential development that includes 42 units, 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. No excess parking is provided within the proposed development except in areas along the private drive that does not otherwise obstruct driveways. Four off-street parking spaces are provided at the entry to the development near the office/pool complex.
An internal circular drive is proposed to provide individual access to each unit. This accessway is to be located within an access 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.
The proposed site plan includes a driveway extension to the west property line for future connection. The area to the west is not currently within the City and comprises numerous rural residential home sites under multiple ownership. This area is within Service Area 1 of the Urban Growth Area, it is not being considered for immediate annexation and/or redevelopment. The interior access of the proposed development parallels Lake Pointe Drive, a designated collector street. Lake Pointe Drive when extended to the west would provide adequate access to this abutting area. Extension of the interior access (not a public street) should be considered carefully dependant on the development or redevelopment of the balance of Service Area 1. The site plan was revised to provide a continuous screening barrier along the west end of the access drive within the development. Addition of a guard rail may also be appropriate to prevent unauthorized access in that area and demark the end of the access way. The access at the western area from an access easement should be considered very carefully.
Pedestrian Access
Pedestrian access is accommodated with interior sidewalks and access to the abutting public streets along Lake Pointe Drive and the Clinton Parkway recreation path. There is no direct connection between the residential use and the commercial use to the east. The commercial development to the east includes a recommendation for the provision of pedestrian connection to the abutting residential use (Lake Pointe Villas). The site plan must be revised to provide a receiving area pathway to connection the two developments. Peridian Group represents both development groups and would be capable of coordinating the projects. A logical location for connection is between Unit 30 and the detention pond but may require shifting buildings to accommodate such an access. A pedestrian access easement must also be dedicated by separate instrument to provide this connection, and should be dedicated for the pathway connection between the development and Clinton Parkway.
Screening and buffering
Screening and buffering are central issues to this proposed development. The subject property abuts commercial property on the east (PDP 01-01-06 Lake Pointe PCD), a major arterial street on the south and a rural residential neighborhood to the west. A collector street also abuts the property along the north side. The proposed screening/buffering is shown along the north and west sides as a continuous manicured hedge around the periphery of the site. The landscape plan was revised as part of the previous townhouse application to provide additional screening and a greater variety of landscape materials along Clinton Parkway. This type of landscape treatment was not proposed along the Lake Pointe Drive right-of-way. Since Lake Pointe Drive is not a gateway a lesser or reduced version of the berming and layered landscape treatment would be appropriate. Screening between the commercial and residential area is provided only on the commercial side with a wood and brick column fence. The residential units shown on the site plan abut the minimum required setback for the district with minimal separation between uses. Additional landscape material is recommended on the residential side of the residential/commercial boundary (east side of development).
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. This district allows for a variety of residential types and a maximum density of 21 dwelling units per acre. The proposed 42 homes represent a density of only 7.1 units per acre.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
Approved residential development is located to the north and a rural residential subdivision abuts the property to the west (unincorporated area). A proposed commercial development is located to the east (PDP-01-01-06 Lake Pointe PCD). Building orientation is focused internally and provides a centrally located amenity of a pool and office area with some parking. Off street parking is accommodated in garage and driveway areas within the development.
Vehicular access to the site is restricted to Lake Pointe Drive. The proposed site plan shows a future connection to the west but would require annexation and redevelopment of the property prior to such activity. The site plan assumes that a future phase of this development could be extended to the west. The abutting property is not under this developer’s control. The extension of an access easement or continuation of this particular development pattern for the abutting property to the west is an assumption. Access from the public street, Lake Pointe Drive is more reasonable. While the internal access is not a public street, the effect is double frontage lots along Lake Pointe Drive. If the internal access is extended and this development pattern repeated, issues of maintenance responsibilities for the interior circulation will result in the future.
Landscaping provided includes street trees along the public right-of-way and along the access way within the development. The area along Clinton Parkway includes berming and multiple groupings of vegetation. The west and north sides of the proposed development are dominated by a single species of vegetation shown to be installed at a minimum 6’ height. Rear yards in the proposed development are very narrow and part of a shared or common area. No landscaping is proposed along the eastern side of the residential development. The only element separating the residential and commercial use is a screening fence. This area should be augmented with clusters of landscaping to provide an additional layer of both screening and buffering between the uses. It is however recommended that a pedestrian connection between the two areas be provided as discussed above.
Previous staff review noted that public stormwater drainage systems must be provided with adequate easements. This concern is reflected in conditions of approval. Release of the site plan for issuance of building permits shall be prohibited until a revised site plan is provided showing the noted deed book and page references for any required drainage easements subject to the approval of the Public Works Department.
(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 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.
(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 end of the development to Lake Pointe Drive and south to the Clinton Parkway recreation path. Connection between the commercial development to the east and the proposed residential development is not included in this site plan. Staff recommends the site plan be revised to provide a receiving connection from the commercial development and revised in a consistent and coordinated manner with the proposed preliminary development plan 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 and is generally provided with a mixture of vegetation with the exception of the boundary treatment as described above. Staff recommends approval subject to the conditions to provide a more graduated landscape transition around the development.
(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. A downstream sanitary sewer analysis was provided and has been reviewed by City staff. City staff found that capacity is available to accommodate the proposed development. Additionally, the site plan is required to comply with stormwater design criteria. Staff recommends this development be subject to approval of the stormwater improvements prior to issuance of building permits.
The proposed development is shown as a single phase development. A note on the plan states that no occupancy shall be permitted until all site improvements are completed. This note suggests that all site improvements include all residential units as part of the site improvements. Therefore, no occupancy of any of the 42 units would be allowed until all are constructed. Staff recommends that the note be revised to state that the specific site improvements such as the interior access, sidewalks, and public improvements shall be complete prior to occupancy of units.
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.