HomeMy WebLinkAboutS-0867-AAA Staff AnalysisJune 6, 1996
ITEM NO_: 26 FILE NO.: 5-867-AAA
NAME: CHENAL VALLEY APTS. -- SUBDIVISION SITE PLAN REVIEW
LOCATION: On the west side of proposed Chenal Valley Drive north
of the intersection with the west loop arterial
DEVELOPER
MLP INVESTMENTS, L.L.C.
11780 Manchester Rd.
Suite 207
Des Peres, MO 63131
.AREA: 17.80 ACRES
ZONING: MF-24
ENGINEER•
WHITE-DATERS & ASSOC., INC.
401 Victory St.
Little Rock, AR 72201
374-1666
NUMBER OF LOTS: 1 FT. NEW STREET: 0
PLANNING DISTRICT: Chenal (19)
CENSUS TRACT: 42.06
VARIANCES REQUESTED: None
BACKGROUND:
PROPOSED USES: Apartment
This apartment site was established early in the overall planning
of Chenal Valley. The adjacent street system complies with and
aligns as required by the Master Street Plan.
STATEMENT OF PROPOSAL:
This developer's plan includes 302 units on a 17.80 acre site
which will provide 16 plus units per acre.
The buildings are two-story with a mix of 1, 2 and 3 bedroom.
The project will be a gated community with one access provided by
way of the proposed Chenal Valley Dr. (a new collector street).
The Plan consists of seventeen (17) building clusters plus a
recreation facility with pool, tennis and clubhouse.
Kiosks will be provided for central mail delivery.
There will be 48 covered parking spaces in garages and a total of
530 spaces.
June 6, 1996
SUBDIVI I
ITEM NO.: 26 CCont._) FILE NO.: s-867-AAA
• Indicate total parking and number parking area as to
count.
■ Areas to be landscaped should be shown. They appear to
comply.
• Describe perimeter treatment.
• Show any covered parking.
• Show dumpster locations.
■ Providing grades in preliminary form is required. (Spot
elevation) or grading plan if available.
• Show handicap access and parking.
■ Need detail around clubhouse, including uses within.
• Eliminate parking in intersection next to clubhouse.
■ Need information on design of indicated parking in front
of several units that appear to access garages.
E. ANALYSIS•
The review does not reveal issues or problems that cannot be
resolved prior to the public hearing. The typical item is a
notation required on the drawing. Wider drives to serve the
project and building detail are the issues requiring most
attention.
F. STAFF RECOMMENDATIONS:
Approval of the Plan subject to the modification of the plan
to meet the needs or design questions raised by staff.
SUBDIVISION COMMITTEE COMMENT: (MAY 16, 1996)
Mr. Joe White was present, representing both this site plan and
the preliminary plat that accompanies it. Mr. White presented an
overview of the proposal and responded to the written comments of
Staff.
Mr. White stated that the subdivider will build all of Chenal
Valley Dr. with this project. Wood asked that Mr. White address
the subject of access overall since the lot in this plat is one
of several in a mixed use plat. Mr. White and David Scherer, of
Public Works, discussed turn lanes and the overall size of the
lots being controlling element. No specific resolution was
gained. However, Mr. White indicated that further subdivision of
this plat area may bring an internal street and solve some access
problems.
Mr. Scherer suggested dealing with detention on this site by
designating ponding areas, etc. Mr. White stated that detention
would be dealt with on the preliminary plat.
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June 6, 1996
SUBDIVISION
ITEM NO.: 26 Cont. FILE - 67-AAA
A.
B.
C.
PROPOSAL/REQUEST:
To create a medium density MF project on a large lot abutted
by Office and MF zoned land. To create a new street system
to provide access. To develop the land in accordance with
the adopted Land Use Plan.
EXISTING CONDITIONS:
Gently sloping ground with a high point in the center of the
project and falling away to all boundaries. The site is
timber covered and undisturbed except for an access road to
a water tank site. This road will be eliminated in this
plan.
ENGINEERING/UTILITY COMMENTS:
PUBLIC WORKS COMMENTS:
A grading and NPDES permit may be required. Map has
changed that designates flood areas current map is the
11-3-93 FIRM map. Master Street Plan right-of-way and
street improvements associated with Preliminary Plat
are required. Dedicate and construct a right -turn lane
where collector Chenal Valley Drive intersects the
Outer Loop. Stormwater Detention analysis is required.
Locate PAGIS monuments and identify other point
monuments.
Staff has several concerns related to circulation,
drive widths (recommend 20 foot parking and 30 foot
drives), access to Collector without a right -turn lane
shown. This complex will generate collector street
traffic to be funneled to a collector with one access
point.
Utilities:
Sewer/main required with
Water/on the plat, mains
system required. Certain
Contact Water Works.
D. ISSUES1 LEGAW TECHNICAL/DESIGN:
easements.
and on -site fire protection
charges apply.
• Need typical on building types/No. 2 or 3 bedrooms, two-
story, etc.
• Need typical dimension on foundation line of units, and
space between buildings.
■ Show height of buildings per zoning Ordinance definition.
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June 6, 1996
SUBDIVISION
ITEM INTO._: 26 _LCont .-) _ FILE NO.: S-867 -AAA
Wood, of the Planning Staff, then moved the conversation to site
plan needs and provision of typicals to illustrate the building
areas, height, dimensions, etc. Mr. White will respond by
submitting the plan need to the architect. They will better
label items and resubmit the plan by May 23rd.
SUBDIVISION COMMITTEE COMMENT:
(MAY 28, 1996)
This applicant responded very well to the comments in the staff
write-up. The following are the items of information which have
been placed on the revised drawings:
Changes on Revised Plan
1. Typical building floor plans shown
2. Foundation dimensions shown by typical
3_ Height of buildings is two and three story mix maximum
of 45 feet.
4. Total parking is 578 cars for 292 units.
5. Landscaping noted as: "to be per ordinance".
6. Perimeter treatment indicated as a 39± feet minimum natural
or landscaped.
7. Covered parking is shown for 30 cars.
8. Dumpster site identified.
9. Handicap parking is shown.
10. Uses and areas around clubhouse identified.
11. Club to consist of lounge, workout and office.
Remaining Issues
1. The fourteen parking spaces in front of clubhouse in the
intersection.
2. Pedestrian or other walk/service areas.
3. Treatment on entry walls. How tall, material, etc.
PLANNING COMMISSION ACTION: (TUNE 6, 1996)
Staff reported there were no remaining issues of consequence to
be resolved. The item was placed on the Consent Agenda for
approval. A motion to approve the Consent Agenda was made and
passed by a vote of 10 ayes, 0 nays and 1 absent.
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