Z-3862 Staff AnalysisJuly 13, 1982
SUBDIVISIONS
Item No. 12
NAME: Parkway Village (PUD)
LOCATION: North of Parkway Place
Addition
DEVELOPER: ENGINEER:
Baptist Medical Systems Hodges Firm
P.O. Box 7416 P.O. Box 7416
Little Rock, AR 72207 Little Rock, AR
Phone: 664-5000 664-5000
AREA: 82.48+ acres NO. OF LOTS': 27 FT. OF NEW ST: 2,000'
ZONING: "R-2"
PROPOSED USES: Retirement Village
STATEMENT OF DEVELOPMENT
This plan was submitted for review as a "PUD" by the Baptist
Medical System. It envisions construction of a wide range
of facilities constituting a "comprehensive continuing care
retirement community" for the aged. Design will be geared
toward promoting "maximum personal independence" and
catering to the unique residential and health care needs of
this group. This is indicated by the array of uses
proposed, which includes the subdivision of the eastern
portion into 26 lots for single family, and construction of
apartments, food preparation/dining facilities,
laundry/recreation facilities, and nursing home/personal
care unit. The project will be enhanced visually by the use
of ponds, pedestrian walkways, and buffering. Rationale for
the project is based upon a feasibility study recognized by
the Baptist Medical System, which documented a need for
comprehensive housing and care services for the elderly in
the Little Rock area. The development and phasing program
is based upon the research finding of the study.
PROJECT CHARACTERISTICS
I. QUANTITATIVE DATA
A. Parcel Gross Area = 86.07 acres
B. Aquaduct Right -of -Way = 3.59 acres
July 13, 1982
SUBDIVISIONS
Item No. 12 - Continued
C. Retirement Housing Site
Area = 77.57 acres
D. Subdivision Area = 8.50
acres
E. Power line Easement/Aquaduct = 9.93
acres
(Retirement Housing Site)
II. USES AND FLOOR AREA/BUILDING
COVERAGE
A. PHASE ONE
Building No. of
Floor
Building
Use Units
Area
Coverage
1. Independent
Living Units:
(a)
One -bedroom 49
41,650
41,650
units at
850 sq. ft. ea.
(b) 49
56,350
56,350
Two-bedroom
units at
1150 sq. ft. ea.
(c)
Garages at 98
29,400
29,400
300 sq. ft. ea.
(All single story)
2. Congregate Units: 5
200,000
66,667
*(a) Each building at 40,000
square feet
contains one
studio, nine one -bedroom and
four two-bedroom
apartments on each floor level. Three -stories high
plus parking (3 buildings).
3. Common Facilities: 1
22,000
22,000
(a)
Central Administration
(b)
Food Preparation/
Dining
July 13, 1982
SUBDIVISIONS
Item No. 12 - Continued
Building No. of Floor Building
Use Units Area Coverage
(c)
Garages at 115 34,500 34,500
300 square feet
each - all
single story
2. Congregate Units 1 40,000 13,333
(See Phase I -B)
3. Recreation Bldg. 1 2,500 2,500
Single Story
TOTALS , 191,850 165,183
III. OPEN SPACE
A. Single Family Lots
(1) 1.17 acres - power line easement on north
(2) private use of own property.
B. Retirement Housing Area;
(1) Private exterior space (patio/deck) adajcent
to unit
(2) Common enterior recreation area (swimming
pool, etc.)
(3) Other exterior uses as defined during final
submissions.
(4) General Open Space Schedule
(a) Private Space - - - 0.78 acres (usable)
(b) Common Space - - - 42.75 acres (usable)
(c) Floodplain - Including pond - - - 14.28
acres (nonusable) development
(d) Matural Area (undeveloped) - - - 10.46
acres (nonusable)
Open Space
TOTAL - - - 68.27 acres
July 13, 1982
SUBDIVISIONS
Item No. 12 - Continued
Building
No. of
Floor
Building
Use
Units
Area
Coverage
(c)
Laundry &
Recreation
Single Story
TOTALS
349,400
216,067
B. PHASE TWO
1. Nursing Home/
1
63,000
24,000
Personal Care
Unit: ,
(a)
120 beds
of nursing care
(b)
50 rooms of
personal care
(c)
Support services
(3 buildings)
TOTAL
63,000
24,000
C. PHASE THREE
1. Inde endent
Living units:
(a)
58
49,300
49,300
One -bedroom
units at 850
square feet
each
(b)
Two-bedroom
57
65,550
65,550
units at 1150
square feet
each
July 13, 1982
SUBDIVISIONS
Item No. 12 - Continued
SPECIAL FEATURES
(1) Covered parking - provided for congregate housing units
at a ratio of one space per three units under the
building and for independent living units at a ratio of
one space per unit as garages or carports.
(2) Uncovered guest parking - one space per four dwelling
units for independent dwelling units.
(3) Use perimeter treatment to include use of existing
natural vegetation and new vegetation where required.
Fences aren't planned.
(4) Time Schedule
A,
Phase I - Begin construction May 1983 - Units to be
constructed at market absorption rate.
Phase II - Begin construction in 1984, complete in
1985.
Phase III - Begin construction in 1985, units to be
constructed at market absorption rate.
(5) Future Sellin or Leasin
(a) Residents pay an entry fee for selected
accommodations and assurance of access to higher
levels of care within village.
(b) Monthly charges to cover maintenance and housing/
recreation activity facilities, dining and
housekeeping assistances.
(c) Long-term health care benefits.
(d) Sale of single family lots for home construction.
SPECIAL REQUIREMENTS
1. Site considered according to the PUD concept must be
2.0 acres or greater. This plan complies.
2. A minimum of 10 percent of gross PRD areas shall be
designated as landscaped open space. This plan
complies.
July 13, 1982
SUBDIVISIONS
Item No. 12 --Continued
3. No more than one-half of the common usable open space
may be covered by water. This plan complies.
ENGINEERING CONSIDERATIONS
Engineering does not object to Pride Valley Road not being
extended northward to St. Charles Boulevard. Recommend that
another north -south collector be located further west near
the end of Rock Creek Parkway. Internal drainage plan has
not been reviewed. Park Valley Road shall be constructed in
comparison with the main access road.
STAFF ANALYSIS
There are several issues relative to this proposal.
Foremost, the plat will necessitate amending the Master
Street Plan, since a collector street, Pride Valley Road, is
slated to go through the middle of the project and connect
with St. Charles. Staff is suggesting that Parkway Place
Drive be constructed as a collector and during the first
phase in lieu of Pride Valley Road. Since Rock Creek runs
through the middle of Parkway Place, the abutting street,
the applicants have agreed with staff's suggestion that a
bridge be constructed over the creek to the project
entrance. According to the Master Parks Plan, an area
proposed as Park 30F lies within the boundaries of this
project. A waiver from the plan will be needed. At the
time of this writing, staff was inhibited in the review of
the site plan as to specifics, such as adequate parking,
proper dimensions, etc. The applicant has been asked to
submit a proper plan. Staff is also in the process of
reviewing alternatives to the extension of the collector
street. Waste Water indicates that an existing sewer
interceptor is not shown in the plat, and a 20' easement is
needed.
STAFF RECOMMENDATION:
Staff reserves comment until more details on Phase I are
received.
SUBDIVISION COMMITTEE_RECOMMENDATION:
A lengthy discussion of this proposal was held, dealing
primarily with the following:
1) Relocation of Pride Valley collector street.
July 13, 1982
SUBDIVISIONS
Item No. 12 - Continued
2) Provision of crossings on Rock Creek.
3) Phasing of the plan.
4) Inclusion of Parkway Place Drive in Phase #1.
5) Access needs of St. Charles Subdivision and
adjacent owners.
6) Out -parcel owned by the City.
The Committee determined by unanimous vote, 4 ayes, 0 noes,
1 absent, that it would endorse the plan concept and
recommend same to the full Commission. The Committee
requested staff and City Engineer meet with the developer's
design people and resolve the following by the meeting on
July 13th.
1) Future location of Pride Valley Extension.
2) Need for additional cross -overs of creek.
3) Need for St. Charles access by collector on east
at this time.
4) City out -parcel.
nr.AA1A1TAir_ r OMMTgSTr)W ArrPTOW!
Staff reported on several issues:
(1) Relocation of Pride Valley Road - Collector relocated
from a central to a westward location which would tie
into property into the north. A revised plan was
submitted on this.
(2) Provision of Crossing on Rock Creek/Collector Streets -
App icant has proposed to build a bridge between two
sides of Parkway Place. The new collector won't have
a cross-over, at the developer's expense.
(3) Phasing Plan - Significant because two collector
streets proposed are deferred until plans for later
development are finalized. Staff reported that some
commitment as to dedication of right-of-way should be
made.
July 13, 1982
SUBDIVISIONS
Item No. 12 - Continued
(4) Inclusion of Parkway Place Drive Physical Improvements
�n Phase I - St. Charles developers were opposed to
His, since they would like the street constructed on
demand when that phase of their subdivision is
constructed.
(5) Out -Parcel Located within Property - Negotiations going
on Between W1nrock and the City that would probably
involve some swapping of other land.
Several persons spoke in regards to this item. The
first was the architect, Dick Unruh, who presented the
proposal to the Commission. Mr. Bill McMann from
Water Works spoke next, and indicated that his purpose
was to ensure protection of a 50' easement they owned
within the proper* -y. Mr. Pat McGetrick, engineer for
the project, assured Mr. McMann that they were aware
of the easement and incorporated this knowledge into
their design.
Two neighboring property owners, Mrs. Thelma Dowell
Barden and Mr. Don Lovett expressed concerns over the
relocation of Pride Valley Drive. Mrs. Barden, owner
of Lots 2, 3, 4 and 5, Block 59, Neimeyer Grove
Addition, a landlocked parcel, felt that this was her
opportunity to object to an action which would serve to
further worsen her situation. She submitted a letter
for the files to this effect.
After some discussion, a motion was made to approve this
item, subject to (1) the construction of Parkway Place Drive
with Phase IV of this development or when the St. Charles
plat is finaled; and (2) an agreement between this
developer, the City and St. Charles providing for the
sequencing of these improvements. The motion passed by a
vote of 8 ayes, 0 noes, 3 absent.