Newport planning commission approves PLK Communities 342-unit concept at former steel mill site
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Summary
The Planning & Zoning Commission approved the concept plan for PZ26-01, a 342-unit residential development at 910 Lowell Street by PLK Communities, with conditions requiring sidewalk/multiuse evaluation, clarified unit counts, buffering plans and consideration of mixed-use integration; KYTC traffic review remains pending.
The Newport Planning & Zoning Commission voted unanimously March 24 to approve a concept development plan submitted by PLK Communities for 910 Lowell Street, the 17-acre former Newport Steel Mill site, subject to specific conditions.
City staff opened the public hearing by explaining that the commission was reviewing phase one of the project as a concept development plan under state statutory changes to KRS 100.275 and the city zoning code. Assistant City Manager (city staff) told commissioners that if the concept plan is approved, later phases would be reviewed ministerially against objective standards and that the commission could attach conditions at this stage.
At a presentation that followed, PLK Communities representative Mick Oakes described the site remediation already underway and outlined a program of about 342 residential homes: 144 three-story walk-up apartments (mix of one-, two- and three-bedroom units), 128 two-bedroom townhomes and 72 three-bedroom townhomes. Oakes said each townhome would include a two-car garage and the project achieves roughly a 2.22 parking-space-per-unit ratio, “which well exceeds what’s required by code.” He also described clubhouse amenities including co-working space, a fitness center and a pool.
Commissioners pressed the developer on parking, clubhouse capacity and circulation. Oakes said the applicant’s internal standards aim for about two spaces per unit and that garage plus surface parking should be sufficient for typical clubhouse events, and he offered to provide fire-code occupancy data on request. Staff noted additional screening and landscaping review would be required in later phases.
Traffic and access along Route 9 were major discussion points. Staff and PLK said they had engaged the Kentucky Transportation Cabinet (KYTC) and conducted traffic counts and an independent traffic-impact study; KYTC is reviewing the submitted study and may require access-management changes or other improvements. The city is separately pursuing a Route 9 safety grant and staff said the developer has agreed to participate in pedestrian and bicycle safety work tied to the corridor.
The commission’s formal motion to approve, made by Commissioner Bill Krusejans and seconded by another member, included conditions to: evaluate a multiuse sidewalk as part of the project; clarify and confirm the unit count and density on the application materials; further evaluate opportunities for mixed-use integration on adjacent parcels if feasible; and provide buffering and landscaping plans to code for surrounding properties. The motion passed on a roll-call vote with all present voting yes.
Assistant City Manager noted the developer has negotiated a contribution to urban forestry/tree planting and that the school board had reviewed and endorsed the concept and the pilot agreement. The commission’s approval allows city staff to proceed with ministerial review of subsequent project phases while reserving the right to enforce the stipulated conditions and final design requirements.
Next steps specified in the hearing: the KYTC review remains outstanding and will inform final access requirements; staff will require clarified application materials (including final unit counts, landscaping and buffering) and the project will return to city review for design, landscaping and final engineering as required. The commission did not receive any public testimony in opposition during the hearing.
The commission also received a staff update on a draft zoning-code rewrite and upcoming comprehensive-plan work before adjourning.
