APPLICATION NUMBER: CDP15-0004 APPLICATION (PROJECT) NAME: MARYLAND OAKS APPLICANT: PROPERTY OWNER NAME: APPLICANT S REQUEST: McBride Maryland Oaks, LLC 16091 Swingley Ridge Road, Suite 300 Chesterfield, MO 63017 Basston Holdings LLC, HV Real Estate Corporation, The Krys M. Stegmann 2012 Irrevocable Trust dated December 21, 2012 16100 Swingley Ridge Road, Suite 210 Chesterfield, MO 63017 Rezoning from PD-M Planned District - Manufacturing to PD- R Planned District - Residential SITE LOCATION: Northwest quadrant of Page Avenue/US Route 364 and I-270 PARCEL/LOCATOR NUMBERS: EXISTING ZONING DISTRICT: TOTAL SITE AREA: PLANNING AREA: PLANNING DISTRICT: Parcel ID 15O510068 PD-M Planned District - Manufacturing Approximately 35 acres West Residential Planning Area Fee Fee/Page Planning District PUBLIC HEARING DATE(S): March 22, 2016 REPORT DATE: PROJECT MANAGER: Hilary Perkins, AICP OVERALL FINDING: NOT INCONSISTENT (see summary of findings on page 12) MARYLAND OAKS PAGE 1
DESCRIPTION OF EXISTING SITE CONDITIONS The site is an approximately 35 acre tract located at the northwest corner of Route 364 and I-270, within the West Residential Planning Area. The site is currently vacant. REFER TO FIGURE 1 NEIGHBORHOOD CONDITIONS/LAND USE South of the site is Page Avenue (Route 364), and east of the site is I-270. To the northwest of the site are large apartment complexes (Field Pointe of St. Louis and the Pavilion). Along most of the site s northeastern border are single-family dwellings. ZONING CONTEXT The subject site is zoned PD-M Planned District - Manufacturing. The apartment complexes to the north and west are zoned R-6 Multi-Family, and the properties across McKelvey Road to the north are zoned R-5. REFER TO FIGURE 2 REFER TO APPENDIX A - SUPPLEMENTAL MAPS AND SITE DATA REFER TO FIGURE 3 EXISTING CONDITIONS MATRIX DIRECTION EXISTING LAND USE ZONING DISTRICT COMMENTS North Multi-family apartment complex and single family residential R-6 & R-5 East Interstate 270 N/A South Page Avenue/US Route 364 N/A West Multi-family apartment complex R-6 MARYLAND OAKS PAGE 3
REQUEST The applicant is proposing a single-family and multi-family residential development, which necessitates a change in zoning. The site is currently zoned PD-M Planned District - Manufacturing. The applicant requests to rezone the property to PD-R Planned District Residential to permit the construction of 77 single family homes, 25 townhomes, and a 240 unit apartment complex. The main entrance to the development will be from Basston Drive, with a supplemental road to serve the townhomes, and an exit only drive onto McKelvey serving the apartment complex. The apartment complex will be gated and have its own pool and clubhouse. BACKGROUND The site, historically referred to as the HBE Tract, is a vacant parcel of approximately 35 acres at the northwest quadrant of the Page Avenue/I-270 interchange. The tract, owned at the time by HBE Corporation, was originally acquired with the intent of building a hotel on the site. However due to market conditions in the 1980s this effort was abandoned. Subsequent development efforts were also unsuccessful due to site access and site improvement issues. In August 1997, the City Council approved a Redevelopment Plan for this area, designed to accommodate a mixed-use development of hotel, offices, and related uses. In September 1997, the Planning Commission recommended the rezoning of the HBE Tract to Planned District. The Council adopted Ordinance #97-1219 to effect the rezoning. Figure 4 represents how development at the site was conceived at the time. To date no development has occurred, with the exception of improvements to Basston Road and the property was cleared of underbrush and trash. In November 2014, a Conceptual Development Plan for the property to be rezoned to Planned District- Mixed Use was approved on the condition the Preliminary Development Plan addresses improving traffic conditions at the intersection of Dawn Valley Drive and McKelvey Road/Basston Drive. That project did not move forward. According to the St. Louis County Assessor s Office, the site is currently owned by the previous applicant, Basston Holdings, LLC Trustee etal. The applicant is the owner under contract. EXHIBIT A: CONCEPTURAL DEVELOPMENT PLAN EXHIBIT B: HBE PROJECT CONCEPT PLAN PAGE 4 REQUEST FOR PD-R MARYLAND OAKS #CDP15-0004
COMPLETENESS REVIEW The following was received in conjunction with this application: 1. Application Form: Prepared by McBride Maryland Oaks, LLC. 2. Written Narrative: Received December 4, 2015. 3. Conceptual Development Plan: Prepared by The Sterling Company dated February 3 2016. The Development Schedule meets the minimum requirements. 4. Transportation Report: Prepared by Lochmueller Group dated December 18, 2015. 5. Stormwater Management Report: Prepared by Sterling Engineers and Surveyors Co., dated December 1, 2015. FINDING: McBride Maryland Oaks, LLC is an eligible applicant with legal standing in the application to rezone this site. The applicant s Conceptual Development Plan submittal meets the requirements of Section 25-6, Planned Districts, of the Zoning Code and is complete for review. OVERALL GOALS AND OBJECTIVES CONSISTENCY The first step in the Planned District process is to determine if the development proposal is consistent with the Comprehensive Plan. In this case, there are three findings required: Consistency with the Future Land Use Policies of the Comprehensive Plan Consistency with the Overall Goals and Objectives of the Comprehensive Plan Consistency with the Goals and Strategies of the West Residential Planning Area CONSISTENCY REVIEW - FUTURE LAND USE In 1987, the future land use proposed for this site was Planned Commercial. The Comprehensive Plan contained the following statement regarding development at this location: Other planned commercial development opportunities exist at a number of locations in the community. The large tract at the northwest corner of Page and I-270, some individual parcels between Page and Lackland, properties at Dorsett and Millpark, and some individual parcels on Dorsett west of Millwell are just some examples. Applying Planned Development concepts to the future use of these parcels will be equally important. The City s zoning ordinance being developed as an accompaniment to this comprehensive plan will enable the use of these concepts by the ordinance provisions. While the 1987 Comprehensive Plan envisioned Planned Commercial future land use at this site, development efforts continued to stall. In 1997, the City Council approved a Redevelopment Plan for the Page Avenue/I-270 Redevelopment Area (Figure 4), that called for Planned Commercial at this location. The plan stated: The General Land Use Plan element of this Redevelopment Plan and that of the Comprehensive Plan contemplate the same land use scenarios. Thus, it is hereby found that the implementation of the Redevelopment Plan and any Redevelopment Project(s) subsequently approved by the City which are in conformance with the General Land Use Plan as contained herein will be in conformance with the Comprehensive Plan and will serve to enhance, expedite, and enforce its implementation. MARYLAND OAKS PAGE 5
At that time, a hotel and office uses were proposed (Figure 4). While this language is not explicitly compatible with this ongoing vision for this site, if residential land use is found acceptable as proposed, it has the potential to provide a transition of residential uses from the multi-family homes on the southwest to the single-family homes on the northeast, furthering the City s strategic plan goal of providing a variety of housing choices for residents. FINDING: The Conceptual Development Plan is not inconsistent with the overall goals and objectives of the Comprehensive Plan related to future land use with respect to residential development. However, over time, the City s Comprehensive Plan has consistently recommended commercial uses at this site. Although the residential uses proposed for the site are not compatible with the anticipated future land use as outlined in the current plan, if the residential land use is found acceptable as proposed, it has the potential to provide a transition of housing density from multi-family residential on the southwest, to single -family residential on the northeast. CONSISTENCY REVIEW - GOALS & OBJECTIVES In the fall of 2015, the Planning Commission approved new goals and objectives as a part of an overall comprehensive plan update. Included in these updated goals are the following: Creating and Maintaining Healthy and Vibrant Neighborhoods Goal: Encourage quality housing and neighborhoods that include a high quality public realm. Objectives: Support residential uses within mixed-use developments. Provide a range of housing options for all stages of life. Develop a diverse housing stock, both in form and price range. Interconnect residential subdivisions where possible and feasible. Encourage the development of functional common ground areas. Consider residential land use categories and regulations that reflect distinct neighborhood patterns rather than a one size fits all approach. While the proposal is not a mixed use development, it will provide a range and diversity of housing options, some of which are not currently available in Maryland Heights. However, the proposed project explicitly does not interconnect the apartments with the single family detached homes and townhomes and has no explicit connections with the surrounding residential area. The trails and sidewalks between the single family homes and townhomes do provide the opportunity for a degree of interconnection within that portion of the development. There is common ground throughout the development, including a walking trail around the stormwater detention area that will be designed as an amenity. This neighborhood is characterized by multi-family residential uses, with single family homes along the north and northeast of the proposed development. The proposed options for multi-family uses are generally in keeping with this pattern and are equivalent to or greater than the existing neighborhood character. The Preliminary Development Plan should include design elements, common materials, and entry features to further define and create neighborhood character within the property. If the residential land use is approved as proposed, these uses have the potential to improve neighborhood identity by providing a transition from the multi-family homes to the west and north. PAGE 6 REQUEST FOR PD-R MARYLAND OAKS #CDP15-0004
The site was recently cleared of underbrush and all trees six inches in diameter or less. Prior to City approval of this work, the previous applicant submitted the required tree survey and preservation plan. The Zoning Code requires replacement (by caliper inches) of trees over 20 inches in caliper removed throughout the site and replacement of trees over six inches in caliper removed outside the development limits. The current applicant has submitted a statement from a Certified Arborist examining the quality of the existing trees. The applicant s strategy for providing sufficient landscaping must be addressed in greater detail in the Preliminary Development Plan. Open Space, Parks, Recreation, and Wellness Goal: Encourage and require open space that is both accessible and sustainable, and that results in a quality place. Objectives: Create adaptable, multiuse spaces for community gathering, play, and social activity for all ages and abilities. Support the integration of open space to create transitions in mixed-use developments and residential neighborhoods. Ensure the accessibility of recreational facilities. Ensure the character and image of the City of Maryland Heights is perpetuated in open space and recreational areas. While the Conceptual Development Plan does not appear to provide for multiuse space, more detail is expected in the Preliminary Development Plan. The plan does appear to show sidewalks and paths throughout the site. The buildings in the apartment complex appear to be oriented toward the center, with walking paths throughout, creating connectivity. However, as mentioned previously, the apartments are explicitly separated from the rest of the development which does not create interconnectivity throughout the site. The only recreational facility proposed for the site is the pool and clubhouse proposed as part of the apartment complex. These facilities would not be available to all the residents of the development. Delivering Quality Community Services Goal: Create value and character for the city, property owners, and the development community through innovative design of the stormwater management system. Objectives: Encourage stormwater management practices that reduce peak flows while improving water quality. Encourage stormwater management systems that mimic natural processes. Utilize the stormwater management system as a visual, environmental, and functional amenity. Stormwater control is proposed to be integrated with open space on the property. This includes forebays, bioretention, detention basins, and a large stormwater detention/retention basin at the southwest corner of the site. The Metropolitan Sewer District (MSD) has provided comments to the previous applicant. These comments can be summarized as follows: Stormwater quality management and post-construction stormwater management facilities will be required. The applicant must submit calculations and/or models that demonstrate post-construction runoff conditions, including runoff volume. All internal streets are to incorporate volume reduction BMPs. MARYLAND OAKS PAGE 7
Flood detention must be addressed and as part of the initial submittal. A natural resources drainage map, including natural resources to be protected, is required. An hydraulic analysis for sanitary sewers will need to be submitted for the full build out, as well as for interim phases. A public sanitary sewer will have to be extended to serve all lots within the development. With regard to stormwater management, the Conceptual Development Plan indicates that property will feature connected open spaces containing stormwater management methods which will include the previously mentioned infrastructure. The Preliminary Development Plan should address how this infrastructure can be incorporated as amenities for the overall site, adding to the quality of the development and the overall character of Maryland Heights. MSD s full comments for the previous rezoning request can be found in Appendix B. Delivering Quality Community Services Goals: Support Complete Streets that are convenient and accessible for all users of the transportation system including motorists, transit users, pedestrians, and cyclists of all ages and abilities. Objectives: Assure that new development is responsive to pedestrian needs. Ensure the visual quality of transportation networks and their support facilities. Reduce the impact of parking facilities on public rights-of-way. Consider the mobility-impaired population of Maryland Heights in all planning and construction phases. Establish and expand the planning, implementation, and operation of a multi-modal transportation system, including transit, roadways, bikeways, and pedestrian facilities. Ensure the functional compatibility of the transportation system and adjacent land uses. Manage access and traffic to promote safety, maximize efficiency, and avoid congestion. Encourage the efficient use of roadways and other existing transportation elements. Encourage future road improvements that provide both a local and regional benefit. Create internal street systems that are coordinated and integrated, including multiple interconnections between individual developed area, avoiding freestanding development areas unrelated to each other. A transportation report examining the plan s consistency with the Transportation element of the Comprehensive Plan is a required element of the Conceptual Development Plan. The transportation report should also address the proposed access and traffic generation. In this case, the Technical Memorandum prepared by the Lochmueller Group also compares the traffic impacts of the proposed uses with what has previously been approved for the site. The Conceptual Development Plan envisions new roadways which would serve the single family homes and the townhomes. Separate access is proposed for the apartment complex. The Technical Memorandum concludes that traffic generation will be far below what had been estimated under previous scenarios and appears to be in compliance with the City s Comprehensive Plan. The memorandum further suggests that mitigatation may no longer be necessary at McKelvey Road and Dawn Valley Drive due to the significant reductions in future traffic generated. Maryland Heights traffic consultant, CBB, provided comments on the applicant s transportation report (attached). CBB noted the following: The proposed residential development is generally in compliance with the land uses expected for the Fee Fee/Page Planning District; PAGE 8 REQUEST FOR PD-R MARYLAND OAKS #CDP15-0004
CONCEPTUAL DEVELOPMENT PLAN REVIEW The proposed residential mix is expected to generate significantly less traffic than the previous mixeduse proposal; Three access points are proposed; two along Basston Drive and one along McKelvey Road; The two access points to Basston Drive appear to be located at generally similar locations as previously proposed and provide adequate separation. The proposed access to McKelvey Road is a gated access for the apartments. Although not specifically noted on the site plan, it is our understanding that the access will be limited to one way exiting flow. It appears that the width of the access drive is wide enough to accommodate two way flow. Consider narrowing access drive to prevent inadvertent two way traffic flow. The proposed gate is close to McKelvey Road, but appears to allow for errant (inbound) vehicles to turn around. The location of the gate would be a bigger concern if inbound access were allowed at the north access drive. The combination of the S curve (close to McKelvey Road) and the proposed grade (appears to be about 5%) is less than desirable for new construction. The sight distance at all access points should be verified by the site design engineer to ensure safe operations. CBB generally recommends that obstructions be held back at least 20 feet from the edge of the road. Items such as fences, sheds, etc. that could be constructed by future homeowners could become sight obstructions in the future and should be addressed in the plat. Specifically, the north access exiting drive should provide adequate sight distance. The proposed residential uses are a similar land use with the surrounding area and therefore more compatible than the previous commercial uses for providing local residential connections to McKelvey Road (south) and/or Dawn Valley Drive. The proposed development would increase trips to McKelvey Road (south) and Dawn Valley Drive; therefore, the trip levels and appropriate mitigation measures to minimize cut-through trips should be identified; Additional turning movements at the intersection of McKelvey Road (south) at Marine Avenue are undesirable due to conflicting left turn movements at the closely spaced intersections. It is highly likely that SLCDOT would require that this intersection be converted to a right in/right out intersection; The Transportation section of the City s Comprehensive Plan indicates that public transit is an important factor in the future growth and development of Maryland Heights. At this time, the development does not propose multi modal or transit elements, such as continuing the sidewalks along Basston Drive/McKelvey Road. Therefore, it is important to provide/improve transit and pedestrian/bicycle facilities as the conceptual development plan moves forward; and A traffic impact study may be required to determine actual road improvement needs, if the residential development proceeds. FINDING: The Conceptual Development Plan is not inconsistent with the new goals and objectives of the Comprehensive Plan related to future land use with respect to residential development and open space. Over time however, the City s Comprehensive Plan has consistently recommended commercial uses at this site. If the residential land uses are found acceptable as proposed, it has the potential to provide a transition of housing density from multi-family residential on the southwest, to single-family residential on the northeast and to provide a quality development with a variety of housing choices. Traffic impacts are expected to be minimal, but further review will take place as part of the Preliminary Development Plan. Further, the Preliminary Development Plan should include pedestrian and bicycle facilities. MARYLAND OAKS PAGE 9
CONSISTENCY REVIEW - WEST RESIDENTIAL PLANNING AREA The Comprehensive Plan establishes goals and strategies for each of the City s planning areas. The West Residential Planning Area s goals and strategies pertain to residential uses such as those proposed for the property. Goals: Existing neighborhood character should be preserved and enhanced. Infill residential development should be equivalent to or greater than existing neighborhood character. Strategies: Develop plans that maintain, enhance, and promote neighborhood character and identity. Develop regulatory tools designed to stabilize, protect, and enhance neighborhood character. Develop a program to maintain, preserves, and replace street trees. Design stormwater management systems to provide functional green space for the subdivision and associated neighborhood. Develop and enforce architectural and site development standards. The surrounding neighborhood is characterized by multi-family residential uses, with single family homes along the north and northeast of the proposed development. The proposed options for residential uses are generally in keeping with this pattern and are equivalent to or greater than the existing neighborhood character. The Preliminary Development Plan should include design elements, common materials, and entry features to further define and create neighborhood character within the property. If the residential land use is approved as proposed, these uses have the potential to improve neighborhood identity by providing a transition from the multi-family homes to the west and north. The site was recently cleared of underbrush and all trees six inches in diameter or less. Prior to City approval of this work, the applicant submitted the required tree survey and preservation plan. The Zoning Code requires replacement (by caliper inches) of trees over 20 inches in caliper removed throughout the site and replacement of trees over six inches in caliper removed outside the development limits. DeLong Landscape Architecture, LLC surveyed the site and provided additional clarification regarding the existing trees. Their review letter is in Appendix B. With regard to stormwater management, the Conceptual Development Plan appears to indicate that property will feature connected open spaces containing stormwater management methods which will include rain gardens, bio-retention basins, conveyance channels, and lakes. See MSD s comments from the previous project. FINDING: The Conceptual Development Plan is consistent with the West Residential Planning Area goals and strategies for residential development. Infill residential development is expected to be equivalent to or greater than existing neighborhood character. Stormwater is being managed on site with bio-retention areas and lakes, and it is critical that these elements be incorporated into the design as functional green space. Architectural and site development standards should be developed for the entire site. PAGE 10 REQUEST FOR PD-R MARYLAND OAKS #CDP15-0004
SUMMARY OF LAND USE ISSUES The 1987 Comprehensive Plan envisioned Planned Commercial on the subject property. A plan for the Page Avenue/I-270 Redevelopment Area, which includes the subject property, called for Planned Commercial development in 1997. A planned district was created in 1997 as recommended by the Planning Commission and approved by the City Council (Ordinance #1997-1219). A Conceptual Development Plan was previously approved for the site that would have been a mixed use development. That plan did not move forward. Residential land use is consistent with the goals and strategies of the West Residential Planning Area (adopted in May 2006). Commercial uses were historically envisioned for this property, although mixed use (including residential) was previously approved at the Conceptual Development Plan level. The Planning Commission must determine whether residential uses proposed by the applicant are appropriate at this location. MARYLAND OAKS PAGE 11
SUMMARY OF FINDINGS 1. McBride Maryland Oaks, LLC is an eligible applicant with legal standing in the application to rezone this site. 2. The Conceptual Development Plan is not inconsistent with the overall goals and objectives of the Comprehensive Plan. 3. The Conceptual Development Plan is consistent with the West Residential Planning Area goals and strategies for residential development. 4. Overall, the City Planner finds that the Conceptual Development Plan is not inconsistent with the Comprehensive Plan for the Page Avenue / I-270 Redevelopment Plan. REQUESTED ACTION The City Planner requests that the Planning Commission consider the above findings in rendering a decision on the Conceptual Development Plan for Maryland Oaks. Upon review, the Planning Commission may: A. Approve the Conceptual Development Plan; B. Approve the Conceptual Development Plan with conditions applicable to the Preliminary Development Plan; C. Deny the Conceptual Development Plan; or D. Request additional information from the applicant or staff. Michael Zeek, AICP City Planner Hilary E. H. Perkins, AICP Planner and Project Manager PAGE 12 REQUEST FOR PD-R MARYLAND OAKS #CDP15-0004
APPENDIX A SUPPLEMENTAL MAPS AND SITE DATA MARYLAND OAKS PAGE 13
FIGURE 1: AERIAL PHOTOGRAPH N PAGE 14 REQUEST FOR PD-R MARYLAND OAKS #CDP15-0004
N FIGURE 2: EXISTING LAND USE PATTERN MARYLAND OAKS PAGE 15
R-5 R-6 PD-M N FIGURE 3: ZONING MAP PAGE 16 REQUEST FOR PD-R MARYLAND OAKS #CDP15-0004
FIGURE 4: CONCEPTUAL DEVELOPMENT PLAN MARYLAND OAKS PAGE 17
APPENDIX B ADDITIONAL NARRATIVE PAGE 18 REQUEST FOR PD-R MARYLAND OAKS #CDP15-0004
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