Loading...
HomeMy WebLinkAboutS-0285-U Staff AnalysisNovember 29, 1994 ITEM NO.: 16 FILE ND • S-285-T NAME: SADDLE CREEK APARTMENTS -- SITE PLAN REVIEW LOCATION: Approximately 0.4 mile north of Highway 10, between Chenonceau Blvd. and Patrick County Rd. DEVELOPER: RANCH PROPERTIES, INC. P. O. Box 56350 Little Rock, AR 72215 224-9600 AREA• 14.97 ACRES ZONING: MF-18 & R-2 PLANNING DISTRICT: 20 CENSUS TRACT: 42.05 ENGINEER: WHITE-DATERS & ASSOCIATES, INC. 401 S. Victory St. Little Rock, AR 72201 374-1666 NUMBER OF LOTS: 1 FT. NEW STREET: 0 PROPOSED USES: Multi -Family Residential VARIANCES RE VESTED: Deferral of the required Master Street Plan improvements for Patrick Country Road, and a waiver of the requirement to construct the bridge spanning the creek on Patrick Country Road. STATEMENT OF PROPOSAL: The applicant proposes the development of a 260-unit apartment complex on a 14.6 acre site. The site is zoned MF-18, with a 20 foot wide strip of R-2 zoned land lying along the north property line which is be used as a buffer area. The project will consist of the construction of 13 apartment buildings with a total square footage of 225,000 square feet, plus a clubhouse building and a mail building. Of the apartment buildings, 3 are to be two stories in height and 10 are to be three stories. Parking for 520 vehicles is proposed, with 260 of these space to be covered. The development is to be divided into 2 phases, with Phase I involving the construction of 9 buildings containing 188 units, and the clubhouse. Phase II involves the construction of 4 buildings containing 72 apartment units. The time -frame for construction of the 2 phases in not determined, since development of the second phase will depend on the market and financial conditions which develop. No access is proposed to be taken to the west, to Patrick Country Rd., and a deferral of the required street improvements for Patrick Country Rd. is requested. The required right-of-way for this road, however, is proposed to be dedicated. A wavier of the requirement to construct the bridge which spans the creek which crosses Patrick Country Rd. is requested. November 29, 1994 SUBDIVISION ITEM NO. 16 (Continued) _ FILE NO. 5-285--T A. PROPOSALIREOUEST: Approval by the Planning Commission of the site plan for the Saddle Creek Apartment complex is requested. (Note: Since the proposal involves approval of a preliminary plat as a separate issue, and since the requested variance and wavier are being considered as a part of the preliminary plat item, there is no need to address these variance and waiver issues as a separate issue in this request. There is, however, a need to make the approval of the site plan conditioned on the approval by the Board of Directors of the variance and waiver.) B. EXISTING CONDITIONS: The site is undeveloped and wooded. The topography is rolling, dropping generally to the south from an elevation along the north property line of approximately 270-300 feet MSL (Mean Sea Level) to 265-270 feet MSL along the southern boundary of the lot. There is a creek lying along the south boundary of the proposed lot. The existing zoning of the majority of the site is MF-18, although there is a 20 foot wide strip of R-2 land lying along the north boundary of the lot. C. ENGINEER_T GLUTILITY CONTENTS: Public Works comments that: 1) the minimum drainage requirements (pursuant to Section 31 of the Code) are not met by the site layout as presented; 2) one-half street improvements will be required for Patrick Country Rd., and this street must be developed to the standards of a collector street of a 36 foot wide street with a sidewalk, and the full width of the bridge spanning the creek which crosses Patrick country Rd. must be built; 3) the Base Flood elevation at this site is approximately 264 NGVD, and the floodplain encroaches on this property (Note: Contact Public Works, ADPC&E, AND USAGE-LRD prior to beginning any site work.); 4) both vertical and horizontal roadway alignment for Chenonceau Blvd. must be verified to assure adequate sight distance; and, 5). street plan, stormwater detention, and boundary survey information will be required. Water Works comments that a water main extension will be required in order to serve this property. On -site fire protection will be required. Wastewater comments that a capacity analysis will be required. Capacity contribution fees, Hinson Reimbursement 2 November 29, 1994 SUBDIVISION ITEM NO.: 16 (Continued_ _FILE NO.: 5-285-T Fees, The Ranch Reimbursement Fees, and Chenal North Slope Reimbursement Fees will be assessed. Arkansas Power and Light Co. comments that 15 foot easements will be required along all four boundaries of the site. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department will require additional fire hydrants for this complex. Landscape review comments that the proposed buffer width along Chenonceau Blvd. drops below the 30 foot width required. The minimum requirement is 20 feet. A portion of the proposed buffer drops -to a width of 5 feet. A 6 foot high opaque screen is required along the northern site perimeter. This screen may either be a "good neighbor" wood fence, or be dense evergreen plantings. D. ISSUESLIJGALLTECHNICAL/DESIGN: The applicant proposes 2 phases for the development. The second phase is the portion of the development which lies along the west boundary of the site. The required improvements for Patrick Country Rd. would not be required until the Phase 2 development begins. However, the applicant may construct the entire project at one time, and is seeking, as part of the preliminary plat approval, a deferral of the Patrick Country Rd. improvement requirements and a wavier of the requirement to construct the bridge over the creek in Patrick Country Rd. There are issues regarding buffer widths and screening which remain to be resolved. E. ANALYSIS• The site plan which has been submitted meets the technical requirements of the ordinance; however, there are the issues of buffer width along the Chenonceau Blvd. frontage and of the street and bridge improvement requirements to be resolved. F. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan, subject to the applicant meeting the requirements for landscape and land use buffering, and subject to the Board of Directors 3 November 29, 1994 SUBDIVISION ITEM NO.: 15 (Continued) FILE NO.: S-285-T approving the requested deferral and waiver, or the applicant complying with the Master Street Plan requirements. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 10, 1994) Mr. Joe White, with White-Daters & Associates, Inc., the project engineering firm, was present. Mr. White reviewed the comments continued in the discussion outline. The Public Works staff person outlined the Public Works concerns, and Mr. White, the Public Works staff person, and the Committee members discussed the concerns. Mr. White indicated that it was the developers understanding that the bridge construction would be the City's responsibility, and that the developer was proposing to defer constructing one-half collector street improvements until the City built the bridge. Mr. White indicated that he would need to discuss this issue with the applicant in more detail. The Committee forwarded the proposed plat to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (NOVEMBER 29, 1994) Staff reported that there are no outstanding technical issues to resolve. The applicant, staff reported, has requested a 5 foot height variance for the buildings, so that the apartment buildings may be three-story buildings, and explained that the variance is minimal. Staff recommended approval of the variance. The item, approval of the site plan and a recommendation of approval of the height variance, was included on the consent agenda for approval and was approved with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 4