HomeMy WebLinkAboutS-1281 Staff AnalysisMay 11, 2000
ITEM NO.:
17
FILE NO.:
S-1281
NAME: The
Cottages (Otter Creek)
- Subdivision Site Plan
Review
LOCATION: Southeast corner of Otter Creek Parkway and Quail
Run Drive
DEVELOPER: ENGINEER:
Otter Creek Land Co. McGetrick and McGetrick
c/o 319 East Markham St. 319 East Markham, Ste. 202
Ste. 202 Little Rock, AR 72201
Little Rock, AR 72201
8.58 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: ME-24
ALLOWED USES:
Multifamily
PROPOSED USE: Multifamily
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The property at the southeast corner of Otter Creek Parkway and
Quail Run Dr. is zoned ME-24 and the applicant is proposing a
multifamily development. Based on the fact that multiple
buildings are proposed, the site plan must be reviewed and
approved by the Planning Commission.
A. PROPOSAL/REQUEST:
The applicant is proposing a site plan for a multifamily
development. The site plan includes 24 buildings, each of
which will contain four (4) apartment units, for a total of
96 units. A total of 144 parking spaces is proposed to
serve the development, with one (1) access point from Quail
Run Dr.- A 21700 square foot office for the development is
also proposed. Of the 96 units proposed, 76 are to be one -
bedroom units and 20 are to be two -bedroom. The applicant
May 11, 2000
SUBDIVISION
ITEM NO.: 17 (Cont.)
FILE NO.: 5-1281
has noted that the elderly will be targeted as residents
for the proposed development.
The proposed buildings, parking, drives and
landscape/buffer areas are noted on the attached site plan.
B. EXISTING CONDITIONS:
The property is undeveloped and partially wooded. There
are churches located immediately west of the site and to
the northwest across Quail Run Dr. There is a multifamily
development and a patio home development across Otter Creek
Parkway to the north. There is additional multifamily
zoned property to the south. There is a mixed commercial
development immediately east of this site, along the west
side of Stagecoach Road.
C. NEIGHBORHOOD COMMENTS:
The Otter Creek and Crystal Valley Neighborhood
Associations were notified of the public hearing. As of
this writing, staff has received two (2) phone calls from
persons requesting information on this application.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Show sidewalk at right-of-way on Otter Creek Parkway.
2. Quail Run Drive is classified on the Master Street Plan
as a commercial street. Dedicate right-of-way to 30
feet from centerline.
3. Provide design of Quail Run to widen to 18 feet from
centerline, including 5-foot sidewalks with planned
development.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Stormwater detention ordinance applies to this property.
6. Easements for proposed stormwater detention facilities
are required.
7. Easements shown for proposed storm drainage are
required.
8. Prepare a letter of pending development addressing
streetlights as required by Section 31-403 of the Little
Rock Code. All requests should be forwarded to Traffic
Engineering.
9. Show drainage easements and construct improvements on
the East side of the property with concrete invert.
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May 11, 2000
SUBDIVISION
ITEM NO.: 17 (Cont.)
FILE NO.: S-1281
10. A Sketch Grading and Drainage Plan per Sec. 29-186(e)
will be required with a building permit.
11. A Grading Permit per Secs. 29-186(c) and (d) will be
required with a building permit.
12. Contact the ADEQ for approval prior to start of work.
13. Otter Creek Parkway has a 1998 average daily traffic
count of 3,200.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available. Capacity Analysis required,
contact Little Rock Wastewater Utility for details.
AP&L: No Comment received.
Arkla: No Comment received.
Southwestern Bell: No Comment.
Water: On site fire protection will be required.
Fire Department: Contact Dennis Free at 918-3752 regarding
fire hydrants and single entrance issues.
County Planning: No Comment received.
CATA: No Affect -Not on a dedicated bus route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division:
No Comment.
Landscape Issues:
Areas set aside for buffers and landscaping meet with
ordinance requirements. However, the project immediately
to the east of this site is to provide a twenty foot wide
buffer on this property. Twenty-five feet of the eastern
perimeter of this site is for a drainage easement.
Therefore, it will be necessary to move the proposed
structures westward to be able to provide the necessary
twenty foot wide buffer out of the easement area.
The City"Beautiful Commission recommends preserving as many
trees as is feasible on this tree -covered site. Extra
credit toward fulfilling Landscape Ordinance requirements
may be given when preserving trees of six inch caliper and
larger.
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May 11, 2000
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: S-1281
G. ANALYSIS:
The applicant submitted a revised site plan to staff on
April 26, 2000. The revised plan addresses the issues as
raised at the Subdivision Committee. The revised plan
shows the proposed sign location, additional parking spaces
and screening fence.
A monument -type ground -mounted sign is proposed at the
entrance to the property. The applicant has noted that the
sign will conform to ordinance standards for signs in
multifamily zones (maximum height - 6 feet, maximum area -
24 square feet) .
The ordinance requires a minimum of 144 parking spaces to
serve a 96 unit multifamily development. The revised site
plan shows 144 spaces.
As noted by staff at the Subdivision Committee meeting, the
buffer between this property and the mini -warehouse
property to the east must be observed on this property (20
feet wide) as per the approved PCD for the mini -warehouse
development (Z-3454-J). The revised site plan makes
allowances for a 25 foot buffer and drainage easement along
the east boundary of this property. The applicant has
noted that the existing drainage ditch in this area will be
piped and that the appropriate land use buffer plantings
will be provided.
The revised site plan also notes that the typical building
height will be approximately 30 feet (2 stories). The
maximum height allowed in MF-24 zoning is 35 feet. The
building setbacks also conform to ordinance standards.
Otherwise, to staff's knowledge, there are no outstanding
issues associated with the site plan. The proposed
apartment complex should have no adverse effect on the
general area. The 8.58 acres of MF-24 zoning would allow
205 apartment units. The applicant is proposing only 96
units for this development, which is below the density for
MF-12 zoning.
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May 11, 2000
SUBDIVISION
ITEM NO.: 17 (Cont.) FILE NO.: S-1281
H. STAFF RECOMMENDATIONS:
Staff recommends approval of the proposed site plan,
subject to the following conditions:
1. Compliance with the conditions as noted in paragraphs D,
E and F of this report.
2. Any site lighting should be directed away from adjacent
property.
SUBDIVISION COMMITTEE COMMENT:
(APRIL 20, 2000)
Pat McGetrick was present, representing the application. Staff
briefly described the site plan and noted that additional
information was needed.
Staff noted that the landscape buffer between this property and
the mini -warehouse property to the east needed to be shown on
this property, as per the previously approved PCD for the mini -
warehouse development. This issue was discussed. Mr. McGetrick
noted that the drainage ditch along the east property line would
be piped.
The Public Works requirements were briefly discussed. The issue
of right-of-way dedication and street improvements to Quail Run
Drive was discussed.
After the presentation, the Committee forwarded the site plan to
the full Commission for final action.
PLANNING COMMISSION ACTION:
(MAY 1101 2000)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
The Chairperson placed the item before the Commission for
inclusion within the Consent Agenda for approval as recommended
by staff. A,motion to that effect was made. The motion passed
by a vote of 8 ayes, 0 nays, 2 absent and 1 open position.
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