Planning Commission Current Minutes
MINUTES
REGULAR MEETING
CITY OF MAUMELLE
PLANNING COMMISSION
March 22, 2011
6:30 PM
CITYHALL
COMMISSION MEMBERS PRESENT
Robin Green
Mike Fisher
Julie Kierre
John Todd
Craig Johnson
Adrian Greene
COMMISSION MEMEBERS ABSENT
Hall Ramsey
STAFF MEMBERS PRESENT
Jim Narey, Planning Director
JaNan Davis, City Attorney
Lawren Aycock, Project Coordinator
Dwight Pattison, Planning Consultant
OTHER STAFF MEMBERS ABSENT
Mizan Rahman, City Engineer
Chairman Todd called the regular meeting of the Maumelle Planning Commission to order at 6:30 pm.
ANNOUNCEMENTS
Mr. Narey announced Madam City Attorney Davis and Commissioner Ramsey were absent.
APPROVAL OF MINUITES FOR February 23, 2011
Chairman Todd asked for comments and/or changes to the minutes as submitted.
MOTION:
Commissioner Fisher made a motion to approve the minutes as submitted. Commissioner Johnson seconded the motion and the motion passed unanimously.
PUBLIC COMMENT
Chairman Todd opened public comment at 6:31pm.
OLD BUSINESS
There was no old business
NEW BUSINESS
- Submission of Preliminary Plat for The Villa at River Pointe Drive
Mr. Narey stated after a sixth Staff review the remaining comments to be satisfied were:
- 1.Comply with all City Engineer comments.
2. Counts Massie Road classified as minor arterial on Maumelle Master Street Plan, additional 5-10 feet of right-of-way must be dedicated to meet 90-100 feet total right- of-requirement.
3. Provide secondary access for fire protection, include plat note.
4. Provide plat note for access, ingress/egress, regarding the parcels on Hominy Lane.
Mr. Narey stated since the last Staff reviews all Staff comments had been satisfied. Mr. Narey stated Staff recommended for approval contingent upon satisfaction of Engineering and Commissioner comments.
Mr. Narey stated the remaining City Engineer comments to be:
1. Access road from east – required ROW is not provided. – It is now provided.
2.It does not seem that the parking lot located east of Building #11 is needed. What is the purpose of this parking lot? - Has been acceptably addressed.
3.ADA crossing should not be located at the center of the radius. A preferred location is at the tangent point. - Has been acceptably addressed.
4.The access drive should be redesigned in a manner that the road can be extended in the future to the south and be connected to Crystal Hill Road. This can be accomplished with realigning the access drive. A possible realignment is shown in the attached drawing. The sketch is provided for illustration purpose only. - Has been acceptably addressed.
5.The modification of the existing pond will require excavation and fill. Geotechnical information will be needed for appropriate of such modification. Please prepare all proposed modification design based on geotechnical report.
6. The dedicated portion of the streets must comply with Maumelle regulation. The street pavement must be designed based on geotechnical information. Final approval of street section will be provided after necessary documents are submitted. The cross section appears acceptable.
7. All sidewalks must meet ADA requirements.
8.Sidewalks are required on both sides of the streets.
9.Detention requirements apply. Location(s) of required detention are not shown. – It is shown in the revised drawing.
10.Review of compliance with detention requirements will be completed after necessary documents are submitted.
11.Detention outlet structures and outfall location along with analysis and design will be required. – Need to show where the outflow from the detention basins will be diverted to.
12.No internal drainage is shown.
13.No erosion control plan is provided at this time.
Conclusion: 2nd Review: The development plan as revised is acceptable with the condition that all remaining comments are resolved prior to construction during the construction design review phase.
Mr. Mark Redder, 200 Casey Drive, stated they would comply with all Staff and City Engineer comments. Commissioner Todd asked Mr. Redder how the pond in the area would be drained.
Mr. Redder stated they would slowly pipe to the existing ditch along Counts Massie Road. Commissioner Johnson asked for a correction to note #11, and asked the hatching for the existing pond be reflected on the l
legend, or note on plat.Commissioner Todd asked if all Fire Department issues had been satisfied. Mr. Narey stated all had been satisfied.
Mrs. Janet Watkins, 11400 Crystal Hill Road, adjoining property owner, stated during a recent rain fall her husband preformed a study of the water level of the pond and presented those findings to the Commission.
Mrs. Watkins asked after the pond is removed by the developer, where is the water proposed to go and hoped it would not flood her property.
Mr. Narey stated this would be handled by the City Engineer during the construction phase.
MOTION: Commissioner Johnson made a motion to approve the Preliminary Plat for The Villa at River Point Drive contingent upon satisfaction of all Staff, City Engineer, and Commissione comments Commissioner Green seconded the motion.The motion passed unanimously.
- 2.Submission of Preliminary Development Plan for The Villa at River Pointe Drive
Mr. Narey stated after a sixth Staff review the remaining comments to be satisfied were the same as on the Preliminary Plat, most all have been satisfied including the City Engineers comments and recommendations. Mr. Narey stated contingent upon satisfaction of any remaining Staff and City Engineer comments, Staff recommended for a due pass recommendation to the City Council.
Commissioner Johnson asked applicant to include the hatching for the existing pond be reflected on the legend, or note on plat. Commissioner Johnson also asked if the width of Hominy Lane would be sufficient for the Fire Departments equipment to access in case of emergency.
Chief John Payne, Division Chief and Fire Marshall, stated he provided all the technical information regarding the requirements for the proposed development to allow adequate fire protection to the applicant. Chief Payne added since the secondary access will not be an improved or dedicated road at that point there were no requests from his department to increase the width of Hominy Lane.
Jim Morley, Maumelle Director of Code Enforcement, stated he would like for the applicant to only clear during the construction of Phase 1 what is needed to fill the pond, and to not clear any more than is needed on the property for future development in Phase 2. Mr. Morley stated the City is experiencing erosion control issues on other similar developments and would like to prevent that for the proposed project.
Mr. Redder stated they would comply with all Mr. Morley’s request.
MOTION: Commissioner Johnson made a motion to recommend for approval to the City Council the Preliminary Development Plan for The Villa at River Point Drive. Commissioner Fisher seconded the motion. The motion passed unanimously.
- 3.Submission of Landscape Plan for The Villa at River Pointe Drive
Mr. Narey stated Staff had received an updated landscape plan with a corrected base map and Staff recommended for approval.
MOTION: Commissioner Johnson made a motion to approve the Landscape Plan for The Villa at River Point Drive. Commissioner Fisher seconded the motion. The motion passed unanimously.
- 4.Submission of Commercial Building Design for The Villa at River Pointe Drive
Mr. Narey stated Staff recommended for approval.
MOTION: Commissioner Fisher made a motion to approve the Commercial Building Design for The Villa at River Point Drive. Commissioner Green seconded the motion. The motion passed unanimously.
MOTION: Commissioner Fisher made a motion to close public hearing. Commissioner Kierre seconded the motion and the motion passed unanimously.
PUBLIC HEARING WAS CLOSED AT 7:05pm.
LIASON REPORT
March 5– Commissioner Greene stated there was the third reading of Ordinances 796 and 797, and Resolution 2012-05 was passed.
March 19– Commissioner Johnson stated there were no issues regarding the Planning Commission.
MOTION: Commissioner Fisher made a motion to adjourn the meeting. Commissioner Kierre seconded the motion and the motion passed unanimously.
The meeting was adjourned at 7:07 p.m.
Approved:
_______________________________
Chairman John Todd , April 26, 2012
Villa at River Point Drive March 13, 2012
Does not
Comply Complies Sixth Staff Review
Preliminary Plat Submission Requirements
¨ x 1. Contours at intervals of five (5) feet maximum for terrain with slope at ten per cent (10%) or more, and at intervals of two (2) feet for terrain with slopes of less than ten per cent (10%);
x ¨ 2. Proposed design including streets, alleys and sidewalks with proposed street names, lot lines with approximate dimensions, service easements, open space land to be reserved or dedicated for public uses and land to be used for purposes other than residential;
¨ x 3. Minimum building front yard setback lines for commercial/office, industrial and residential subdivisions and all setback lines for zero-lot-line, apartment and townhouse development;
¨ x 4. Natural features in and surrounding the proposed subdivision including drainage channels, bodies of water, wooded areas and other significant features, for all watercourses leaving the tract, the direction of flow shall be indicated and for all watercourses entering the tract, the drainage area above the point of entry shall be noted;
¨Comply¨ 5. Storm Drainage Analysis showing drainage data for all water-courses entering and leaving the plat boundaries;
¨ x 6. Date of survey, north point and graphic scale;
¨ x 7. Any portion of property within the floodway or the 100 year floodplain;
¨ x 8. Cultural features in and surrounding the proposed subdivision including existing and platted streets, bridges, culverts, utility lines, pipelines, power transmission lines, easements, parks, structures, city and county lines, section lines and other significant information;
¨Comply¨ 9. Preliminary storm drainage plan with proposed easement dimensions and typical ditch sections;
¨ x 10. Center line locations adjacent to all streets abutting proposed subdivision;
¨ x 11. Names of recorded subdivisions abutting the proposed subdivision, with plat book and page number or instrument number;
¨ x 12. Residential plats, names of owners of un-platted tracts abutting the proposed subdivision and the names of all owners of platted tracts in excess of 2.5 acres. Nonresidential plats, in areas where zoning is not applicable, names of owners of all land contiguous to the proposed subdivision; both residential and commercial subdivisions, names of all owners of landlocked parcels contiguous or within the plat boundaries;
¨ x 13. Exact boundary lines of the tract indicated by a heavy line giving dimensions and all bearings;
¨ x 14. Zoning classifications within the plat and abutting areas;
¨ x 15. Municipal boundaries that pass through or abut the subdivision;
¨ x 16. Typical street cross sections and profiles when applicable;
¨NA ¨ 17. Floodplain analysis when applicable;
¨NA ¨ 18. Soils Test when applicable;
¨ x 19. Multi-family subdivisions must comply with City Code Section 70-136 of the Subdivision Regulations and commercial or industrial subdivision must comply with Sections 70-140A-A1
¨ x 20. Certificate of Preliminary Surveying Accuracy;
¨ x 21. Certificate of Preliminary Engineering Accuracy;
¨ x 22. Certificate of Preliminary Plat Approval;
¨ x 23. Preliminary Bill of Assurance;
Villa at River Point Drive March 13, 2012
Does not
Comply Complies Sixth Staff Review
¨ x 24. Preliminary Plat Filing Fees.
¨ x 25. Two copies of the Storm Water Pollution Prevention Plan (SWPPP) for City review and approval. Also provide contact information for responsible persons including their addresses and telephone numbers.
Staff Comments:
2) Counts Massie Road classified as minor arterial on Maumelle Master Street Plan, additional 5-10 feet of right-of-way must be dedicated to meet 90-100 feet total right- of-way requirement.
5 & 9) Comply with City Engineer.
Additional Comments:
Staff Recommendations: Approval contingent upon satisfaction of all Staff and Commissioner comments.
Villa at River Point Drive March 13, 2012
Does not
Comply Complies Sixth Staff Review
Preliminary Development Plan Submission Requirements
¨ x 1. A preliminary development plan is to be submitted on white paper no larger than twenty-four (24) inches by thirty-six (36) inches, and no smaller than twelve (12) inches by twenty-four (24) inches, and containing a small scale vicinity map
¨ x 2. Graphic scale and north arrow
¨ x 3. Proposed lot lines (if applicable)
x ¨ 4. Existing and proposed circulation system of all streets (arterial, collector, residential) including off-street parking areas, services areas, loading areas, and major points of access to public rights-of-way (ingress and egress)
¨ x 5. Existing and proposed pedestrian circulation systems
¨ x 6. Proposed treatment of the perimeter of the property, including materials and techniques used such as screens, fences, and walls as well as description of uses, setbacks and their relationship to surrounding uses
¨ x 7. General schematic landscape plan of the treatment of the area used for private and common open space (including open space buffers)
¨ x 8. Location and size of all areas to be conveyed, dedicated, or reserved as common open spaces, public parks, recreational areas, and similar public and semi-public use
¨ x 9. Location, dimensions, nature of all existing and proposed easements (utility, streets) and public improvements (drainage, sewers, water, etc.)
¨ x 10. Indication of location of structures and structure dimensions, dimensioned distances between buildings, and distance from structures to property lines
¨ x 11. Description of the following existing conditions of the property: Contours at 2-foot intervals; Watercourses; Floodplains; Unique natural features; Forest cover
¨ x 12. A development schedule indicating the approximate date when construction of the Planned Unit Development or stages of the Planned Unit Development can be expected to begin and be completed
¨ x 13. A statement of the applicant's intentions with regard to the future selling or leasing of all or portions of the Planned Unit Development, including land areas, and dwelling units
¨ x 14. Quantitative data including the following information:
¨ x 15. Parcel size
¨ x 16. Types and numbers of uses and floor areas by use
¨ x 17. Ratio of building coverage and per cent of floor area occupied by permitted uses
¨ x 18. Total acreage of private and common usable and non usable open space by type
¨ x 19. A legal description of the total site proposed for development, including a statement of present and proposed ownership
¨Note¨ 20. An approved preliminary plat in accordance with the Subdivision Regulation for the City of Maumelle
¨ x 21. Proof of a public notice being published one (1) time fifteen (15) days prior to the Planning Commission’s public meeting
¨ x 22. Two copies of the Storm Water Pollution Prevention Plan (SWPPP) for City review and approval. Also provide contact information for responsible persons including their addresses and telephone numbers.
Villa at River Point Drive March 13, 2012
Does not
Comply Complies Sixth Staff Review
Review Procedure and Authority
An applicant seeking the Planned Unit Development of property shall submit to the staff a preliminary development plan and all the necessary fees at the time of the filing. The preliminary development plan will be reviewed by staff and any affected City departments, and their recommendations shall be forwarded to the Planning Commission. A public hearing for the preliminary plan shall be set not later than sixty (60) days after filing and shall be legally advertised at least one time in a newspaper of general circulation in the City, fifteen (15) days before the meeting. At the public hearing before the Planning Commission, the applicant and interested citizens will have the opportunity to discuss the merits of the planned unit development proposal. The Planning Commission will asses the proposal in light of regulation guidelines and will take action after weighing the recommendations of the staff, the developer's presentation, and the community's response. The Commission shall approve, grant approval conditioned on specified modifications, or disapprove the planned unit development proposal. The applicant will receive written notification of the action taken by the Planning Commission within ten days of the meeting date.
A. APPROVAL. If the preliminary development plan is approved by the Planning Commission, it will be forwarded to the City Council for their review. The City Council may grant, deny, defer for requested changes or information, or return the application to the Planning Commission for further study. The Council may direct the Planning Commission to reconsider specific aspects of the preliminary development plan. The approval of the preliminary development plan does not constitute the recording of a plat or authorize the issuance of a building permit. Both of these actions are contingent on approval of the final development plan and plot. The approved preliminary plat permits the completion of subdivision construction, streets, grading, utilities and the like. If the preliminary application is approved, a post preliminary application conference shall be held between the applicant and the staff. This conference will be held to discuss what changes were required by the City Council. The staff will inform the applicant of any plan alteration or additional information which must be submitted for the final development plan/plat review.
B. MODIFICATION. If the preliminary development plan is conditionally approved, the applicant shall have ninety (90) days from the date of the Planning Commission action granting conditional approval, to submit a revised preliminary development plan. If the staff determines such revisions are in conformance with the Planning Commission's specific recommendations, it shall be forwarded to the City Council for public hearing and disposition. If the revisions are determined not to be in conformance with the intent of the conditional approval, the revised preliminary development plan will be resubmitted to the Planning Commission for public hearing.
C. DISAPPROVAL. If a preliminary development plan is denied, the applicant may appeal to the City Council, provided a written request is filed within thirty (30) days of the denial by the Planning Commission.
Staff Comments:
4) Counts Massie Road classified as minor arterial on Maumelle Master Street Plan, additional 5-10 feet of right-of-way must be dedicated to meet 90-100 feet total right- of-way requirement.
20) Must have approved Preliminary Plat.
In Addition:
Change description for Hominy Lane.
Provide secondary access for Fire Protection.
Provide plat note concerning access to Watkins property.
Provide plat note access for ingress/egress as well as fire protection will be provided during construction phase.
Staff Recommendations: Approval contingent upon satisfaction of all Staff and Commissioner comments.
Villa at River Point Drive March 8, 2012
Does not
Comply Complies Third Staff Review
Landscape Requirements for Vehicular Use Areas
Peripheral Coverage
¨ x 1. Landscaping strip(s) shall be located between the vehicular use area and the abutting property lines and shall be at least six (6) feet in width beyond vehicular encroachment. For small or irregular shaped lots, the Planning Commission may grant a variance to not less than four (4) feet in width;
¨ x 2. One tree for each thirty (30) linear feet shall be located in the landscaping strip(s). Where peripheral landscaping areas abut, the spacing of trees shall be staggered;
¨ x 3. One shrub for each five (5) linear feet shall be planted in the landscaping strip(s), and appropriate ground covers, grasses, or earth berm shall complete landscaping in the strip(s);
¨ x 4. All vehicular use which abuts property zoned residential, or is currently used for residential, shall have a six (6) foot wall or screen. If the distance between the vehicular use area and the residential property line is at least fifty (50) feet then a hedge no less than two and one-half (2 1/2) feet and no more than six (6) feet or a wall or other durable opaque landscape barrier of no less than four (4) feet and no more than six (6) feet shall be allowed. Any approved wall, hedge or fence shall extend the entire length of the strip for the purpose of visual separation. In addition, a minimum of one (1) shrub or vine for each five (5) feet of fence or wall shall be planted between the barrier and the vehicular use area.
Street Coverage
¨ x 5. Landscaping strip(s) shall be located between the vehicular use area and abutting right-of-way and shall be at least eight (8) feet in width beyond vehicular encroachment;
¨ x 6. Concrete curbing or other approved material shall be provided around the base of each planter area or landscape strip;
¨ x 7. A planting screen or durable landscape barrier (30" in height measured from adjacent vehicular use grade) shall extend the entire length of the landscaping strip(s). Breaks in the barrier may be incorporated for aesthetic or security purposes. If a barrier is of a non living material, its height, design and location must be approved by the Commission;
¨ x 8. One shrub or vine for each five (5) feet of non living durable barrier shall be planted between the barrier and the vehicular use area. These planters need not be spaced five (5) feet on center, but rather, except for freestanding specimen plants, may be planted in groupings of three (3) or less. The remainder of the landscape strip(s)‚ shall be improved with grass, ground cover, shrubs, or other landscape treatment excluding paving and sand;
¨ x 9. Trees shall provide an eight (8) foot height limb clearance except multi-trunk species which shall be so installed and maintained as not to create obstructions to vehicular and/or pedestrian traffic.
Interior Coverage
¨ x 10. Six (6) percent of the interior of a vehicular use area shall be landscaped. Each planter area shall contain at least eighty (80) square feet, or portion thereof, based on percentage calculations. Shrubs, ground covers and trees shall be included in each planter area. There shall be at least one hardwood shade tree in each planter;
¨ x 11. Concrete curbing or other similar approved materials shall be provided around the base of each planter area, to separate such area from adjacent contiguous property;
¨ x 12. Industrial yards and compounds used for storing materials, manufactured products, equipment, truck loading and unloading, may be excluded from interior coverage requirements.
Villa at River Point Drive March 8, 2012
Does not
Comply Complies Third Staff Review
Landscape Plan Submission Requirements
Irrigation Requirements
¨ x 13. Automatic irrigation shall be required for all landscaped areas except upon obtaining a variance from the Planning Commission
¨ x 14. North Point and scale;
¨ x 15. All dimensions and property lines;
¨ x 16. Existing and proposed lighting, parking spaces, access aisles, driveways, sidewalks, wheel stops, curbs, and other vehicular use controls;
¨ x 17. The location of curb cuts on adjacent property, median openings on abutting streets, related buildings, and adjacent land uses;
¨ x 18. Existing traffic controls, parking meters, utilities, fire hydrants, building exits, and storm sewers located on public right-of-way abutting the property;
¨ x 19. The location, species and size of all existing isolated trees six (6) inches or more in caliper and the outline of all tree masses. Significant shrub masses which are to be preserved should also be shown. Trees or tree masses to remain under the proposed development should be designated as such;
¨ x 20. The location of all proposed plant materials. The botanical and common names, together with the quantity, spacing and size of all such materials;
¨ x 21. An exterior elevation and a wall section for any decorative screen indicated on the plan;
¨ x 22. Existing and finished grade spot elevations and/or contour lines;
¨ x 23. Irrigation plan with spray radii.
Staff Comments:
Staff Recommendations: Approval as submitted.
Villa at River Point Drive March 8, 2012
Does not
Comply Complies Third Staff Review
Design Requirements for Commercial Buildings
Design standards for commercial buildings apply to the following zoning districts: R-3; C-1; C-2; C-3, PCD, and; commercial or multi-family uses in a PRD.
¨ x 1. Elevation drawings shall be submitted at a minimum scale of 1/8” to 1’ for the front, rear, and one side (if the other side is the same) of all proposed structures that are different in length, width, and height. The drawings shall include the context of the external building materials being proposed.
¨ x 2. Any development that contains more than one building shall incorporate a recurring unifying, and identifiable theme for the entire development.
¨ x 3. The predominate (65% of the gross wall area) exterior building facade must be of brick, wood, native stone, tinted glass, stucco, exterior insulated finished systems (EIFS), or tinted/textured concrete masonry units. Smooth-faced concrete block and tilt-up panels are prohibited as the predominate façade. Prefabricated steel panels are prohibited unless covered with an allowable high quality material.
¨ x 4. All facades of a building that are visible from adjoining properties or public streets shall have design characteristics similar to the building’s front façade. This shall be implemented by requiring the same treatment as discussed in #3.
¨ x 5. Roofs must have parapets concealing flat roofs and mechanical equipment from adjoining properties and street right-of-ways; or must have two or more of the following: overhanging eaves, sloped roofs, or three or more roof planes. If parapet roof design is utilized, all roof sides must be completely enclosed by parapets. Standing seam metal roofing with concealed fasteners is allowed.
¨Comply¨ 6. All parking lot lights and exterior building lights shall be of the same type of illumination.
¨Comply¨ 7. Freestanding lampposts shall be no taller than eighteen (18’) feet.
¨ Note¨ 8. Mechanical equipment, including but not limited to: HVAC, trash receptacles, and utility boxes; shall be completely screened from adjoining properties and street right-of-ways. Ground- or wall-mounted equipment shall be screened by a wall or fence, or the equipment shall be enclosed within the building. Roof-mounted equipment shall be screened by architectural features incorporated into the roof and consisting of materials compatible with the supporting building.
Review Procedure and Authority
The Planning Commission shall review commercial building designs at the time of site plan review. The design will be assessed for compatibility with the standards and criteria provided.
Effect of Approval
An approved design shall be binding on the applicants and their successors and assignees. No building permit or certificate of occupancy shall be issued for any building or structure not in conformance with the approved design. No element or an approved design shall be eliminated, altered, or provided in another manner unless an amendment is approved in accordance with this section; however, the City Planning Commission may approve such minor changes in the design as will not cause any of the following circumstances to occur:
- Any change to the recurring, unifying, and identifiable theme from one building to the next in a single development.
- Any change that reduces the percentage of the predominate façade to a percentage less than 65% of the wall area.
- Any modification having an adverse impact on adjacent property.
- Any modification that allows less than two (2) of the required roof elements.
- Any modification that lessens the requirements for screening of the mechanical equipment.
- Any modification that lessens the requirements for all facades of a building, visible from adjoining properties or public streets, having similar design characteristics to the building’s front façade.
Villa at River Point Drive March 8, 2012
Does not
Comply Complies Third Staff Review
Variances
Request for variances from these design regulations shall be in compliance with Section 94-61 of the Maumelle City Code. Such request shall be in writing and demonstrate:
- That special conditions or circumstances exist that are not applicable to other lands, structures, or buildings such that a literal interpretation of the ordinance would result in an undue hardship, and that the special conditions or circumstances do not result from the actions of the applicant, or
- That the requirements should be varied in whole or in part to encourage rehabilitation, remodeling, or expansion of an existing structure.
The Board of Zoning Adjustment may grant a variance request, however, the variance granted shall be the minimum required to make possible the reasonable use of the land, building, or structure, provided that such variance will be in harmony with the general purpose and intent of the ordinance and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.
Staff Comments:
8) All mechanicals should be completely screened or enclosed by building.
Staff Recommendations: Approval contingent upon satisfaction of all Staff and Commissioner Comments.
