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HomeMy WebLinkAboutS-1136-A Staff AnalysisMay 15, 1997 TEM NO.: 20A & 20B FILE NO.: S-1136-A & S-11 NAME: West/Wood Apartments - Site Plan Review (S-1136-A) - Preliminary Plat (S-1136) LOCATION: On the west side of Stagecoach Road and south of Otter Creek Parkway DEVELOPER• ENGINEER• Lindsey Multi -Family Group Tim Daters 3900 Front Street White-Daters and Associates Fayetteville, AR 72201 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 MAIVERS REQUESTED: ■ Deferral of improvements to Stagecoach Road STAFF RECOMMENDATIONS: DEFERRAL of this combined Site Plan Review and Preliminary Plat application to the June 26, 1997 Planning Commission meeting. The applicant will be meeting with the Otter Creek Neighborhood Association on May 20, 1997 to get feedback on the proposed site plan. 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. May 15, 1997 SUBDIVISION ITEM NO.: 20A & 20H Cont. FILE NO.: S-1136-A & S-1136 • Surrounding zoning? • Provide elevations on buildings. • Building height? • Roof pitch? • RV storage? ■ Access to park? • 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 ggestions 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. 2 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 (S-1136) LOCATION: On the west side of Stagecoach Road and south of Otter Creek Parkway DEVELOPER: ENGINEER• Lindsey Multi -Family Group Tim Daters 3900 Front Street White-Daters and Associates Fayetteville, AR 72201 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 RE VESTED: 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: Area of Site Phase I Phase II Total Total No. of Buildings 13.4 14 11.3 12 24.7 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 NG.: 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.: 5-1136-A & 5-1136 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 01 June 26, 1997 SUBDIVISION ITEM NO.: H (Cont.) FILE NO.: 5-1136-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. Count Plannin : 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." o 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. n June 26, 1997 SUBDIVISION ITEM NO.: H(Cont.) FILE MS.: 5-1136-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 • Surrounding zoning? • Provide elevations • Building height? required. on buildings. 6i June 26, 1997 SUBDIVISION ITEM NO.: H Cont. FILE NO.: S-1136-A & S-1136 • Roof pitch? s RV storage? ■ Access to park? • 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: (DUNE 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.