HomeMy WebLinkAboutZ-5788 Staff AnalysisFebruary 8, 1994
ITEM NO.: 6 FILE NO.: Z-5788
NAME: CHENAL VALLEY APARTMENTS -- SITE PLAN REVIEW
LOCATION: On the north side of Chenal Parkway approximately 1/4
mile west of Pride Valley Road
DEVELOPER:
ARCHITECT:
SIDNEY SALESON DON JOHNSON
Area Companies, Inc. Brooks Jackson + Don Johnson
#49 Sherwood Terrace, Suite Y Architects, Inc.
Lake Bluff, IL 60044-2231 2228 Cottendale Lane
(708) 234-0008 664-8700
AREA: 11.667 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: MF -18 PROPOSED USES: Apartments
PLANNING DISTRICT: 19
CENSUS TRACT: 42.06
VARIANCES REQUESTED: None
STATEMENT OF PROPOSAL:
The applicant proposes the development of an apartment complex on
a 11.667 acres site entailing the construction of 116 apartment
units in 13 two and three story buildings, with 262 on-site
parking spaces. The development also involves the construction
of a building to house the complex' office, a swimming pool, and
a tennis court facility. The construction of the full width of
the new boundary street, Venture Drive, is proposed, with a
sidewalk along this frontage, with access being taken from
Venture Drive. Improvements to the existing boundary street,
Chenal Parkway, are proposed to include the construction of the
additional lane required by the Master Street Plan and the
sidewalk.
A. PROPOSAL RE VEST:
The Planning Commission is requested to approve the site
development plan for an apartment complex involving the
construction of 13 two and three story buildings with 116
apartment units on an 11.667 acre site, plus parking
facilities for 262 vehicles, a building to house the
complex' office, a tennis court and a swimming pool. The
applicant seeks approval of a plan which anticipates
construction of the full width of Venture Drive, with access
to the complex being taken from this new street, and
construction of the sidewalk along the Venture Drive
February 8, 1994
ITEM NO • 6 (Continued) FILE NO.: z-5788
frontage of the site. Improvements to Chenal Parkway are
planned to include construction of the additional lane
required by the Master Street Plan and the sidewalk along
the street frontage. No waivers or variances are requested.
B. EXISTING CONDITIQNS:
The site is currently undeveloped and heavily wooded. The
terrain is hilly, with a grade differential across the site
of approximately 26 feet. It is bounded on the east by the
undeveloped western limits of Parkway Village; on the north
by undeveloped MF -6 area which is, however, in line with the
developing St. Michael subdivision; on the west by
undeveloped 0-3 area; and on the south by undeveloped C-2
area and Chenal Blvd. The site is part of the Chenal
Commercial Park subdivision which was approved by the
Commission in March of 1993. (The 0-3 area to the west and
the C-2 area to the south of the site are in this
subdivision.) The existing zoning of the site is MF -18.
C. ENGINEERING/UTILITY COMMENTS:
The City Engineering office indicates that the Chenal
Parkway -Venture Drive intersection must be constructed in
conformance with the Master Street Plan standards. An
additional lane will be required to be constructed on Chenal
Parkway. Venture Drive must be constructed to collector
street standards, including the construction of the required
sidewalk on the north side of the street. (The required
sidewalk on the south side of Venture Drive can be deferred
until the lot on the south side of the street is developed.)
The Stormwater Detention and Excavation Ordinances will
apply to this development. The applicant needs to contact
the state for the NPDES permit.
Water Works reports that on-site fire protection will be
required. Water Works advises that care must be taken to
protect the raw water facilities that cross the site. Plans
for work in the raw water line easement area must be
approved by Water Works; maximum and/or minimum cover
requirements may be specified.
Wastewater Utility reports that a sewer main extension, with
easements, will be required.
ARKLA Gas Co. approved the site plan without comment.
Southwestern Bell Telephone Co. will require easements.
The Fire Department indicated that all entrance driveways
need to be a minimum width of 20 feet.
February 8, 1994
ITEM NO.: 6 (Continuedl FILE NO • Z-5788
Neighborhoods and Planning Site Plan review reports that a 6
foot high opaque "good neighbor" wooden fence or dense
vegetation is required along the eastern perimeter to screen
the business activity of the site from the residential
property to the east. The full buffer requirement along
this side is 40 feet, with a 27 foot minimum with tradeoffs.
The site design will be required to conform to these
standards.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
The zoning ordinance requires site plan review whenever a
development involves multiple buildings on the site, thus
the request for review of this item.
There are no issues remaining to be resolved.
E. ANALYSIS•
The development is on a site which is appropriately zoned.
There are no deficiencies noted by the utilities or City
staff. No waivers or variances are requested.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the request.
SUBDIVISION COMMITTEE COMMENT:
(JANUARY 20, 1994)
Mr. Pat McGetrick, the engineer on the project, was present.
Staff presented the request and Mr. McGetrick reviewed the plan
with the Committee members. The Committee reviewed the
discussion outline comments with Mr. McGetrick, and Mr. McGetrick
indicated that the deficiencies would be corrected. After only
minimal discussion, the Committee forwarded the request to the
Commission for final resolution.
PLANNING COMMISSION ACTION: (FEBRUARY 8, 1994)
Staff reported that there were no outstanding issues to be
resolved, and recommended approval of the request. The item was
included in the Consent Agenda, and was approved with the vote of
9 ayes, no nays, one open position, no abstentions, and one open
position.
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