HomeMy WebLinkAboutSPRING CREEK MULTI FAMILY - PDR200002 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVESpring Creek Apartments PDR Narrative
(a) The applicant is proposing a multi-family development on the MMN zoned portion of the property.
An ODP will be prepared to delineate the uses within the MMN and NC zone districts. The PDP will be
for a multi-family development on the MMN parcel.
(b) The site is currently vacant land. There are two utilities running east-west through the site. A
sanitary sewer on the north and a water line along the NC-MMN boundary
(c) A private drive is proposed to connect the Landmark Apartments to the north and the signalized
intersection at on Shields Street at West Stuart. Careful consideration was given to the design of the
street-like private drive. It will look like and function as a public street, including detached sidewalks
and street trees. In addition, the project will provide two ped/bike connections to the community trail
system.
(d) The multifamily buildings are laid out to face the adjacent public streets and street-like private drive.
Parking is located behind the buildings. A substantial landscape buffer is provided along the eastern
boundary between the project and the single-family neighborhood located on the other side of the
community trail and irrigation canal. In accordance with zoning condition number one, a private park/
landscaping is placed along the eastern border. The architecture will be three-story walk-up buildings
that are approximately the size of the place holder blocks illustrated on the concept plan. The
architectural design of the buildings has not been determined at this time.
(e) The proposal exceeds the Land Use Code (LUC) requirement for establishing a buffer between multi-
family projects and single family neighborhoods. The LUC requires a 25-foot buffer when multi-family
projects are proposed adjacent to single family neighborhoods. In this case, the 2017 rezoning,
(Ordinance Number 177, 2017) set forth additional parameters for the interface between the
development and the existing neighborhood to the east. Essentially the developer is required to
develop two-story, duplexes or provide a private park/landscaping along the eastern border of the
property.
The developer prefers to provide a large private park/landscape area along the eastern edge rather than
duplexes. The design team believes that the wide open space ranging from 120 to over 230 feet to the
eastern property line (34’-145’ from ditch buffer line) with a combination of fencing, berming and
plantings will provide a more effective buffer than two-story duplexes which are only required to
provide 8-foot backyards.
The development will also provide the much-needed connection between Hobbit Street and the Shields-
West Stuart signalized intersection.
(f) Detention will be provided in the open space southeast of the development.
(g) The site drains to the southeast. Engineering has yet to begin on the property, however, the
developer intends to retain the current drainage pattern.
(h) It is yet to be determined how run-off will be treated. Ideally, it will be treated through bio-swales
and landscape treatments.
(i) The plan proposes to provide a 50-foot buffer from the ditch to the east and 100-foot from Spring
Creek to the south. In addition, the plan proposes to enhance the landscape adjacent to the eastern
ditch.
(j) All multi-family buildings will have fire sprinklers.
(k) We are currently not aware of any unusual characteristics that may restrict our proposal.
(l) The developer has not previously submitted an application on this property.