HomeMy WebLinkAboutS-1136 Staff AnalysisV
June 26, 1997
ITEM NO.: H FILE NO.: 5-1136-A & 5-1136
NAME: West/Wood Apartments - Site Plan Review (S-1136-A)
- Preliminary Plat (5-1136)
LOCATION: On the west side of Stagecoach Road and south of Otter
Creek Parkway
DEVELOPER•
Lindsey Multi -Family Group
3900 Front Street
Fayetteville, AR 72201
ENGINEER:
Tim Daters
White-Daters and Associates
401 South Victory Street
Little Rock, AR 72201
AREA: 32.2 acres NUMBER OF LOTS: 3 FT. NEW STREET: N/A
ZONING: MF-18 PROPOSED USES: Multifamily Residential
PLANNING DISTRICT: #16 Otter Creek
CENSUS TRACT: 42.08
VARIANCES/WAIVERS REQUESTED:
• Deferral of improvements to Stagecoach Road
BACKGROUND•
This application is for a site plan review and three lot
preliminary plat on 32 undeveloped acres.
A. PROPOSAL:
The developer seeks approval to construct multifamily
residential units in two phases. The breakdown of the
project unit count is as follows:
Phase I
Phase II
Total
Area of Site
13.4
11.3
24.7
Total No. of Buildings
14
12
26
Total No. of Units
168
144
312
1 - BR Units
56
50
106
2 - BR Units
112
94
206
No. of Parking Spaces
312
298
610
June 26, 1997
SUBDIVISION
ITEM NO.: H Cont. FILE NO.: 5-1136-A & 5-1136
B. EXISTING CONDITIONS:
The site is wooded and vacant.
C. NEIGHBORHOOD COMMENTS:
The Otter Creek Homeowners Association held a meeting on May
20, 1997. Staff has received no communication on this
proposed project from the Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS: (5-1136-A Site Plan Review)
1. A grading permit and development permit for special
flood hazard area are required prior to construction.
National Pollutant Discharge System (NPDES) and grading
permits are required prior to construction, site grading
and drainage plan will need to be submitted and
approved.
2. Stormwater detention ordinances applies to this
property.
3. A dedication of right-of-way will be required to 45 feet
from centerline for this 5 lane minor arterial.
4. Contact the AHTD for work within the State Highway
right-of-way.
5. Provide the following:
a. Street cross sections of proposed Hwy. 5 widening
and new commercial streets at 100' stations.
b. Street profiles showing existing and proposed
centerlines.
c. Direction of flow for water courses leaving the
property.
d. Drainage area size and runoff coefficient of
watercourses entering the tract.
e. Proposed ditch sections.
f. Description of existing surface features including
soil type and vegetation.
g. Prepare letter for street lights as required by Sec.
31-403.
h. Utility excavation within proposed rights -of -way
shall be per Article V of Sec. 30.
i. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
6. Provide an internal pedestrian system that connects to
the sidewalks required on each side of proposed
boulevard.
7. This project will generate 2,280 trips per day from the
proposed apartments. If lots shown as future are not
2
June 26, 1997
SUBDIVISION
ITEM NO.: H Cont. FILE NO.: S-1136-A & S-1136
developed concurrently. Recommend a center turn lane
and right -turn -lane be required as a part of this
construction with future right -turn lane when full
arterial improvements are completed.
8. Stagecoach Road has a 1995 average daily traffic count
of 7,600.
9. Reduce radii on exit and entrance island noses.
10. Show stop sign at club house.
Public Works (S-1136 Preliminary Plat)
1. A grading permit and development permit for special
flood hazard area are required prior to construction.
National Pollutant Discharge System (NPDES) and grading
permits are required prior to construction, site grading
and drainage plan will need to be submitted and
approved.
2. Stormwater detention ordinances applies to this
property.
3. A dedication of right-of-way will be required to 45 feet
from centerline for this 5 lane minor arterial. Provide
widening on highway to Master Street Plan standards
including right -turn lane with additional 12 feet of
right-of-way.
4. Contact the AHTD for work within the State Highway
right-of-way.
5. Provide the following:
a. Street cross sections of proposed Hwy. 5 widening
and new commercial streets at 100' stations.
b. Street profiles showing existing and proposed
centerlines.
c. Direction of flow for water courses leaving the
property.
d. Drainage area size and runoff coefficient of
watercourses entering the tract.
e. Proposed ditch sections.
f. Description of existing surface features including
soil type and vegetation.
g. Prepare letter for street lights as required by Sec.
31-403.
h. Utility excavation within proposed rights -of -way
shall be per Article V of Sec. 30.
i. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
6. Provide an internal pedestrian system that connects to
the sidewalks required on each side of proposed
boulevard.
7. This project will generate 2,280 trips per day from the
proposed apartments. If lots shown as future are not
developed concurrently. Recommend a center turn lane
and right -turn -lane be required as a part of this
f
June 26, 1997
SUBDIVISION
ITEM NO.: H (Cont.) _ FILE NO.: S-1136-A & S-1136
construction with future right -turn lane when full
arterial improvements are completed.
8. Stagecoach Road has a 1995 average daily traffic count
of 7,600.
9. Reduce radii on exit and entrance island noses.
10. Show stop sign at club house.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: (Site Plan Review) Capacity contribution
analysis required.
(Plat) Sewer main extensions required with
easements.
AP&L: No response.
Arkla: No response.
Southwestern Bell: No response.
Water: Water main extension and on site fire protection
will be required. On site facilities will be
private. A pro rata front footage charge of
$9.00/foot applies for connection on Stagecoach
Road.
Fire Department: Show fire hydrants.
County Planning: No response.
CATA• N/A
F. ISSUES/TECHNICAL/DESIGN:
Issues•
• Provide consecutive numbering of buildings.
• Show emergency access connect drives adjacent to Phase II
buildings 6 and 7.
• Recreation areas to be lighted for night play.
• Dimensions of entrance signs.
• Pedestrians access to public park?
• Remove notes on future parcels labeled as "tracts."
• Widen existing pavement on Stagecoach Road to provide
left turn lane with Phase I construction.
Planning Division: Land Use Plan shows Multifamily.
Landscape•
Areas set aside for buffers and landscaping meet with
ordinance requirements when averaged out. However, portions
of the northern and southern buffers drop below the full 40
foot width requirement without transfers to other areas of
the site.
4
June 26, 1997
SUBDIVISION
ITEM NO.: H Cont. FILE NO.: S-1136-A & S-1136
Curb and gutter or another approved border will be required
to protect landscaped areas from vehicular traffic.
The dumpster enclosure must be eight feet in height on three
sides.
A six foot high opaque screen, either a wood fence with its
face side directed outward or dense evergreen plantings, are
required along the northern and southern perimeters adjacent
to single-family zones.
The City Beautiful Commission recommends saving as many
existing trees as feasible. The Zoning Ordinance requires
that 60% of the required buffer areas be left in its natural
state. Additional credit toward fulfilling the Landscape
Ordinance requirements can be given for saving existing tree
of six inch caliper or larger.
G. ANALYSIS:
The applicant has worked with staff to alter the linear
layout presented at filing. The MF-18 zoning district use
requirements. The site plan exhibit conforms to the Site
Plan Review criteria outlined in Section 31-13,
Subdivision/multiple building site plan review in the
Subdivision and Zoning Ordinance.
H. STAFF RECOMMENDATIONS:
APPROVAL of the site plan review subject to conditions
listed in paragraphs D, E, and F of this staff report.
SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 1997)
Joe White represented the developer and presented the project to
the Committee. Staff suggested a redesign of the proposed three
lot preliminary plat. Staff also asked the engineer questions
about the following areas:
• Landscape areas not adequate
• Number parking spaces by row
• Alter linear layout
• Size of lakes?
• Phase II time frame
• Recreation areas lighted for night play?
• Signage information required.
• Surrounding zoning?
• Provide elevations on buildings.
• Building height?
5
June 26, 1997
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: 5-1136-A & S-1136
Roof pitch?
® RV storage?
Access to park?
r Meet with parks to discuss access to proposed Otter
Creek Park.
The site plan review and preliminary plat were referred to the
May 15, 1997 Planning Commission meeting provided the project
questions could be resolved in a timely manner.
PLANNING COMMISSION ACTION: (MAY 15, 1997)
These items were included on the Consent Deferral Agenda. Motion
to defer the items to June 26, 1997 Planning Commission Agenda.
Motion passed with 10 ayes, 0 nays and 1 absent.
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
These items were included in the Consent Approval Agenda. Motion
to approve the site plan review and preliminary plat passed with
7 ayes, 0 nays and 4 absent.
6