HomeMy WebLinkAboutS-1153 Staff AnalysisSeptember 18, 1997
ITEM NO.: 10
NAME: Bristol Park -- Site Plan
FILE NO.: S-1153
LOCATION: On the south side of Mara Lynn Road, one block west of
Bowman Curve Center.
DEVELOPER•
ENGINEER•
MLP Investments Joe White
11780 Manchester Road White-Daters, Inc.
Des Peres, MO 63131 401 Victory Street
(314) 821-6900 Little Rock, AR 72201
374-1666
AREA: 17.289 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: MF-18 ALLOWED USES: Multifamily
PROPOSED USE: Multifamily in 224 units in
9 buildings including a pool
and clubhouse. 387 parking
spaces are proposed.
VARIANCES/WAIVERS REQUESTED:
A variance to permit a height of 50 feet. Buildings are four
stories on south face and three on the north face. The Zoning
Ordinance permits a maximum of 35 feet in height.
BACKGROUND•
This large MF-18 tract has a long history of attempts to develop
multifamily on these steep slopes. The most recent was a mixed
commercial project facing on West Markham with park land and
floodway involvement. The tract has been zoned MF-18 for a
number of years and has been included in the land use plan as
medium density residential.
A. PROPOSAL/REQUEST:
A large multifamily complex with a mix of three and four
story buildings. The parking will be located parallel to
the land contour in three long culs-de-sac. Significant
land reforming will be necessary due to the grades and
extensive use of retaining walls will occur. A single
access to the site will be provided off Mara Lynn Road.
A club house and pool will be constructed.
September 18, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.
FILE NO.: S-
Large areas of the southern area of site will be retained as
undisturbed open space.
B. EXISTING CONDITIONS:
The site is heavily timbered with a constant grade that
falls from a high point on Mara Lynn of 540 feet to the
south property line at 400 foot M.S.L. (at the creek). The
property north and west contains multifamily at about the
density proposed here. The Rock Creek floodway and city
property lie to the south and the Bowman Curve Shopping
Center abuts on the east.
C. NEIGHBORHOOD COMMENTS:
None received at this writing. The St. Charles Neighborhood
Association was notified.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. This section of Mara Lynn is a minor arterial on the
Master Street Plan. A dedication of right-of-way 45
feet from centerline and additional right-of-way for
east bound right turn lane will be required.
2. Half street improvements are required per the Master
Street Plan for Napa Valley/Mara Lynn Street including
center turn lane, an east bound right turn lane, and a 5
foot sidewalk with construction. Provide street plans
to this office.
3. The sight distance problem will need to be corrected at
the crest where Mara Lynn meets Napa Valley.
4. The "T" intersection at the entrance must be a minimum
of 75 feet from the property line per City Ordinance.
5. Provide three (3) lanes at driveway. Two (2) exit, one
(1) entrance.
6. Move the location of the monument sign out of the right-
of-way.
7. Provide area for mail boxes on plans.
8. Cul-de-sacs should be a minimum of 40 foot radius for
fire trucks and trash trucks.
9. 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.
10. A Development Permit for special flood hazard area is
required prior to construction.
11. Provide striping and signage plans for the development,
for Traffic Engineering approval.
12. Stormwater detention ordinance applies to this property.
PA
September 18, 1997
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: 5-1153
13. Napa Valley (Mara Lynn Road) has a 1995 average daily
traffic count of 16,000. This development will add 10
trips per unit, 240 units.
14. Sidewalks shall be shown conforming to Sec. 31-175 and
the "MSP".
15. Driveways shall conform to Sec. 31-210 or Ordinance
16,577.
16. Prepare letter for street lights as required by Sec. 31-
403.
Contact 371-4452 for barricade permits and street cuts.
E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING:
Wastewater: Capacity analysis required prior to connection
to existing system.
AP&L: No Comment.
Arkla: Approved as submitted subject to easements.
Southwestern Bell: No Comment.
Water: Additional easement may be required on west side of
property. RPZ backflow preventer required on site. Fire
service required.
Fire Department: Need 50 foot radius on drive southeast of
pool or alternate device. See Water and Fire Department
about fire hydrant placement.
County Planning: No Comment.
CATA•
Paratransit service is possible within complex if there is a
mandatory no parking in the culs-de-sac because the vans
have a 24 foot to 30 foot turning radius. Steep grades and
an absence of sidewalks to street make pedestrian access/use
less likely.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No Comment - area is currently zoned
for use intended.
Landscape:
Areas set aside for buffers and landscaping meet and exceed
ordinance requirements when averaged out. However, portions
of the proposed street buffer along Mara Lynn Road drop to a
width ten feet below the full buffer requirement (without
transfer) of 30 feet. A 6 foot high opaque screen either a
wooden fence or dense evergreen plantings are required to
screen this site from the residential zoned property to the
south.
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September 18, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: S-1153
Curb and gutter is required to protect all landscaped areas
from vehicular traffic. If dumpsters are to be used, their
locations must be shown and an eight foot high wall or wood
fence will be required around three sides of each dumpster.
The City Beautiful Commission recommends saving as many
existing trees as possible and identifying the means that
will be employed to maintain landscaped areas. Extra credit
can be given toward fulfilling Landscape Ordinance
requirements when existing trees of six inch caliper or
larger are saved.
G. ANALYSIS:
The staff finds this project an appropriate use of the land
and feels the design will work if the several concerns of
Public works are dealt with as well as the following:
1. Need information on walk or bridges to units.
2. All buildings setback/spacing.
3. Better define boundary of undisturbed open space.
4. Section through site and maybe a grading plan.
5. Drives are excessive length for long wheeled base
vehicles to back out.
6. Drives B and C need larger radius cul-de-sac.
7. Is there a manager's unit in club house.
8. 18 foot deep parking stalls OK only if 24 foot drives
are present.
9. Entry sign walls may need franchise if maintained in
right-of-way.
10. Note details on retaining walls.
11. Clear -up language on open space, "natural and
disturbed".
H. STAFF RECOMMENDATIONS:
Approval subject to compliance with comments above or
acceptable alternate.
SUBDIVISION COMMITTEE COMMENT:
(AUGUST 28, 1997)
The applicant, Mr. Daters, was present and offered an overview of
the project. Staff and Public works added comments. Mr. Daters
answered for the Committee the several questions posed about
treatment of the site. A lengthy discussion involved redesign of
drives to meet Fire Department concern about backing and
maneuvering in the long drives.
The Committee instructed Mr. Daters to return by Thursday,
September 4 with the discussed changes.
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September 18, 1997
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: 5-115
The application was forwarded for full Commission review.
STAFF UPDATE:
The engineer has submitted a section through site, elevations and
site plan that address Planning Staff comment. Public Works has
not completed review.
NOTE: A later comment from Public Works indicated that their
concerns were met in the latest plan.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997)
The staff reported that Planning and Public Works staff have
accepted the revised Plan dated September 4th by staff stamp
"received".
There were no objectors of record. The staff again voiced its
recommendation of approval. The Commission placed the item on
Consent Agenda for approval. A vote on the motion to approve the
Consent Agenda produced 9 ayes, 0 noes and 2 absent. The
application was approved.
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