Z-3862-D Staff AnalysisFILE NO.: Z -3862-D
NAME: Parkway Village Revised Long -form PD -R
LOCATION: Located at 14300 Chenal Parkway
DEVELOPER:
Parkway Village Incorporated
14300 Chenal Parkway
Little Rock, AR 72211
ENGINEER/SURVEYOR:
Development Consultants Inc.
2200 N. Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 83.25 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
CURRENT ZONING: PD -R
ALLOWED USES: Residential — Retirement Community
PROPOSED ZONING: Revised PD -R
PROPOSED USE: Revise the Overall Master Plan to add additional residential
units in the northeastern portion of the site.
OVERLAY DISTRICT: Chenal Parkway Design Overlay District
VARIANCESIWAIVERS REQUESTED: None requested.
BACKGROUND:
The PRD for the Parkway Village retirement community was reviewed by the Planning
Commission on July 13, 1982, and was established by the Board of Directors by the
adoption of Ordinance No. 14,274 on August 3, 1982. The originally approved site plan
was conceptual for much of the future development area, and, subsequent to the
original approval, there were amendments to the original PRD in order to accommodate
development in the future development area. The development plan envisioned
construction of a wide range of facilities constituting a "comprehensive continuing care
E NO.: Z -3862-D (Cont.
retirement community" for the aged. Design was geared toward promoting maximum
personal independence and catering to the unique residential and health care needs of
the group. This was indicated by the array of uses proposed which included
single-family lots construction of apartments, food preparation/dining facilities,
laundry/recreational facilities, and nursing home/personal care unit. The project
included visual enhancements including ponds, pedestrian walkways, and buffering.
The approved site plan established buffers along the sites perimeters. A 40 foot land
use buffer, contained within a 110 -foot utility right of way, was approved along the
northern boundary. A 55 foot street buffer was approved along Chenal Parkway and a
20 foot street buffer was approved along Loyola Drive. The area to the west was zoned
MF -18, therefore no land use buffer was required. The development was proposed as a
multi -phased development.
A part of the originally approved site plan included a health care center. An application
before the Planning Commission on November 29, 1994, allowed an addition to the
health care center. The addition was proposed in two phases with the addition of 10 to
12 patient rooms in each phase and an increase in floor area of 5,000 square feet in
each phase. The addition to the health care center received final approval on
January 3, 1995, by the Little Rock Board of Directors through the adoption of
Ordinance No. 16,827.
Ordinance No. 16,518 adopted by the Little Rock Board of Directors on November 2,
1993, allowed a revision to the approved site plan allowing the construction of 48 units
of residential care. The units were proposed as one bedroom containing 440 square
feet each. The site involved approximately 3 acres of the 82.48 -acre development.
A temporary construction access road was constructed along the northern boundary of
the site during the initial phases of development. Complaints were received by the
abutting residents, which forced the developers to place a time for removal of the
access road. The time frame for removal of the road and restoring the area to its former
condition was set and agreed to by the abutting property owners, Baptist Medical
System officials and the St. Charles Neighborhood Association. The road was to be
removed by March 1, 1995. In the November 29, 1994, the developers requested an
extension of time for removing of the temporary construction road. The developers
requested to extend the date for removal to January 1, 1996. The application request
was amended at the Public Hearing to remove the time extension request for removal of
the temporary construction road. An agreement was later reached to allow the use of
the road with certain restrictions. The road was to be paved and the hours of use were
limited.
A. PROPOSAL/REQUEST:
Parkway Village is now planning the development of the northeastern corner of
the property and requesting approval to revise the existing PRD site plan to
accommodate several new residential structures in this area. The first addition is
the Alzheimer's residential building. The building is approximately 26,000 square
feet in area. The facility will be licensed for 60 beds but is proposed containing
32 — 42 units. The maximum building height is 20 feet at the ridge and an eve
2
NO.: Z -3862-D (Cont.
line around 10 feet from the floor is proposed. The height to the ground may vary
somewhat depending on grading and stem -wall design. Up to 40 parking spaces
will be provided for staff and visitors.
The second addition is to add six duplex units and two freestanding single
occupancy units. These units will be typical of the newer construction in the
western part of the campus. The maximum height to the ridgeline is 16-18 feet
above the floor. Each unit will have an enclosed two -car garage.
The final proposed addition is to add three six story residential buildings along
the southern edge of the undeveloped area. These buildings are proposed to
have four units per floor, 24 units total in each building. The total building height
is estimated to be 84 feet from first floor to roof with a four -foot parapet wall at
the top. There will also be a partially buried basement floor used to provide
sheltered parking for a portion of the parking spaces.
The applicant is proposing to maintain the buffers as were previously approved.
The previous approval allowed a 40 -foot land use buffer along the northern
boundary. The previously approved site plan indicated this area within a 110 -foot
utility right of way. The applicant has provided a letter from Beach Abstract
Company indicating there is no easement of record along the northern boundary.
A 55 -foot street buffer along Chenal Parkway and a 20 foot street buffer on
Loyola Drive were approved. Plantings have been installed along the northern
perimeter to satisfy the screening requirement.
The property is located within the Chenal Parkway Design Overlay District.
B. EXISTING CONDITIONS:
The site is developed as a retirement community with the only area left for new
construction located in the northeastern portion of the property. The area
proposed for development is wooded. The area slopes from north to south. The
community contains a mixture of housing types including duplexes, quad-plexes,
apartment buildings, nursing home facilities and support services including dining
facility and administration. The development contains a single gated access
located on Chenal Parkway. North of Parkway Village is the St. Charles
Subdivision and to the east across Loyola Drive is undeveloped MF -12 zoned
property. West of the development is an apartment complex accessed from
Chenal Parkway.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet, all. residents, who could
be identified, located within 300 feet of the site, the Parkway Place Property
Owners Association and the St. Charles Community Association were notified of
the public hearing.
3
FILE NO.: Z -3862-D Cont.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan to be
installed along Loyola Drive adjacent to subject property.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
6. Stormwater detention ordinance applies to this property.
7. A Sketch Grading and Drainage Plan is required to be submitted per Section
29-186 (e).
8. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. If not already existing, streetlights are required by Section 31-403 of the Little
Rock code. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 (Steve Philpott) for more information.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Please submit plans for water
9
FILE NO.: Z -3862-D (Cont.
facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Fire sprinkler systems which do not
contain additives such as antifreeze shall be isolated with a double detector
check valve assembly. If additives are used, a reduced pressure zone backflow
preventer shall be required. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: Place and install fire hydrants per code. If gates are installed
maintain a 20 foot gate opening. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATA: The site is not located on a CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Multi Family for this property. The applicant has applied
for a revised Planned Development Residential to add additional residential units
to the previously approved development.
The request does not require a change to the Land Use Plan.
Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function
of a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Chenal since
it is a Principal Arterial. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I bike route is shown along the Parkway. A Class I
bikeway is built separate from or alongside a road. The bike route is located
within the median of Chenal Parkway.
Neighborhood Action Plan: This area is not covered by a Neighborhood Plan.
Landscape:
1. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern perimeter of the site. Credit towards fulfilling this requirement can be
5
FILE NO.: Z -3862-D Cont.
given for existing trees and undergrowth that satisfies this year -around
requirement.
2. The landscape ordinance requires a minimum landscape strip of three feet (3)
to be located between the parking lot and the building.
3. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least seven and one-half
(71/2) feet in width. Interior islands must be a minimum of one hundred and
fifty (150) square feet in area to qualify towards the minimum landscape
ordinance requirements.
4. An automatic irrigation system to water landscaped areas will be required.
5. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (April 9, 2009)
Mr. Robert Brown was present representing the request. Staff presented an
overview of the development stating there were outstanding technical issues
associated with the request in need of addressing. Staff requested the
development provide a secondary emergency access for the site. Staff also
questioned if construction traffic would utilize Loyola Drive during construction.
Mr. Brown stated the desire was to utilize Loyola Drive for construction traffic.
Staff requested Mr. Brown provide the number of beds proposed for the
Alzheimer's building. Mr. Brown stated the facility would be licensed for 60 beds.
Public works comments were discussed. Staff stated no hauling of fill material
on or off the site over City streets was allowed without the issuance of a permit.
Staff also stated prior to construction a grading permit would be required. Staff
stated a sketch grading and drainage plan was required per Section 29-186 of
the City code. Staff stated if streetlights were not currently in place along the
abutting roadways streetlights would be required prior to the issuance of a
certificate of occupancy. The proposed retaining walls were discussed. Staff
questioned if the walls would exceed fifteen feet in height. Mr. Brown stated the
walls would not require a variance from the Land Alteration Ordinance and would
not exceed the maximum height allowed of fifteen feet.
Landscaping comments were addressed. Staff stated a fifty -foot land use buffer
was required along the northern perimeter. Staff noted utility easements could
not count in full -filling the buffer ordinance requirement. Staff stated screening
would also be required along the northern property line. Staff stated a fifty -foot
street buffer was required along Loyola Drive. Staff stated an automatic irrigation
I,,
FILE NO.: Z -3862-D (Cont.
system was required to water landscaped areas. Staff stated prior to the
issuance of a building permit a landscape plan prepared by a landscape architect
would be required. Staff noted the City Beautiful Commission recommended
preserving any many existing trees as feasible on the site.
Mr. Brown stated the previous approvals allowed for a lesser street buffer along
Loyola Drive and the northern perimeter. He stated although there was a utility
line in place there was no recorded easement for the overhead line. Mr. Brown
requested the development be allowed to maintain the previously approved
buffers. He stated screening was in place along the northern perimeter. He
stated during previous construction evergreen shrubs were placed along the
northern perimeter to provide the required screening.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of
issues raised at the April 9, 2009, Subdivision Committee meeting. The applicant
has provided a secondary emergency access and gate on the southeast corner
of the site on Loyola Drive. The applicant has also indicated the number of beds
to be located in the Alzheimer's residential building.
The development is proposed in three phases with the Alzheimer's building
constructed in the first phase. The building is a single story building containing
30,000 square feet. The maximum height of the building is 20 -feet to the ridge
line above the floor. With the building construction 29 new parking spaces will be
added. The building will be licensed for 60 beds. The initial construction plans
call for the placement of 32 — 42 beds.
During this phase of construction the applicant is requesting permission to utilize
an existing access road located along their northern property line. The access
road is a dirt road constructed under the power lines. The road was used to
construct previous phases of Parkway Village and is used by Entergy periodically
to clear the power line right of way. The use of this road is only for the
construction of the Alzheimer's building. The construction is anticipated to take
9 to 12 months to complete. There is an existing gate located on Loyola Drive
blocking the road from general access. The gate will be locked daily and not left
open during non -construction working hours.
The hours of construction are as allowed by current City ordinance. The
ordinance states commercial and residential exterior and interior construction
work including erection, excavation, demolition, or repair of any building and its
components shall be allowed between the hours of 6:00 a.m. to 6:00 p.m.,
Monday through Friday; 7:00 a.m. to 6:00 p.m. on Saturday; and 1:00 p.m. to
7
FILE NO.: Z -3862-D Cont.)
6:00 p.m. on Sunday. Additional interior construction work may be performed
between the hours of 6:00 p.m. to 10:00 p.m., Monday through Saturday
provided that all exterior openings are completely covered.
The second phase of the development is anticipated within three to five years.
The second phase of construction consist of the cottages. The site plan
indicates the construction of six duplexes and two single units. Each of the units
will contain garages. The buildings are single story buildings. During this phase
of construction retaining walls will be added with a maximum height of 15 feet. A
wall will be constructed south of the Entergy right of way. Approximately 20 feet
of tress will remain adjacent to the right of way before the retaining wall
construction begins. Retaining walls will also be constructed along Loyola Drive
with a maximum height of 15 feet.
During this phase of construction, construction traffic will not utilize Loyola Drive
but will access the development site through the main entrance to Parkway
Village.
The final phase is the construction of three six story residential buildings each
containing twenty-four units. The buildings are proposed with a maximum height
of 102 feet including a four -foot parapet wall to screen the elevator penthouse
and mechanical equipment. The buildings will contain four units per floor with
each of the units having a patio/balcony area. The buildings are proposed with a
basement parking area to accommodate twenty-four cars. This area will utilize
the grade and slope of the site as much as possible. With the construction of the
six story residential buildings 69 new surface parking spaces will be added.
During this phase of construction the construction traffic will utilize Loyola Drive.
A temporary access near the six story residential buildings will be made to limit
the impacts of construction traffic to the Parkway Village residents and the
adjoining St. Charles residents.
The Public Works comments indicate stormwater detention requirements.
According to the applicant the lakes along Chenal Parkway were originally
developed to provide detention storage for the entire 87 -acre site. Staff has
reviewed this comment and the previous approvals and agrees no additional
stormwater detention is required with the development of the site.
The developers have provided a cross section through the site, which indicates
the proposed grade changes and retaining walls through the central areas of the
northeast corner. The developer does not anticipate any wall height in excess of
15 feet. Staff is agreeable and does not require a sketch grading plan for this
area.
The site plan and the applicant's revised cover letter indicated a desire to
maintain the buffers as were previously approved. The previous approval
allowed a 40 -foot land use buffer along the northern boundary. Indicated on the
site plan is approximately 140 feet of separation provided from the northern
FILE NO.: Z -3862-D [Cont.
boundary to the northern retaining wall. An undisturbed area of approximately
30 feet will be maintained north of the duplex and single units, between the
retaining wall and the existing security fence. Approximately 90 feet of
undisturbed area will be maintained between the security fence and the
Alzheimer's residence parking lot. A 20 -foot street buffer was approved on
Loyola Drive. The current plan respects the previously approved street buffer
area. Staff is supportive of the buffers as proposed.
Screening was implemented in 2005-2006 with the planting of evergreen shrubs
and vines along the security fence and existing large evergreen shrubs are in
place in the central part of the northern boundary. No additional screening is
proposed. Staff is supportive of the screening as indicated.
The building construction is proposed of similar material to the existing materials
of the later phases of Parkway Village. A combination of brick, wood,
hardi-board and stucco will be used. The six story buildings are proposed
constructed with a residential flair. The buildings will have large spans of glass to
take advantage of the vistas in the area. The buildings will have four units per
floor and each of the units will have a balcony/patio area. The buildings material
will be similar materials used within the existing development. A large
percentage of the building will be brick with accent features added to break the
massing of the structures.
The property is covered under the Chenal Parkway Design Overlay District. The
Overlay has criteria in place regulating Signage and Lighting. The Overlay states
signage will comply with the Little Rock Sign Ordinance except for
ground mounted signs. The maximum size of principal site signs along
Chenal/Financial Center Parkway is one hundred square feet of sign area and a
maximum height of eight feet. Each landowner is permitted to have one sign per
parcel except for parcels fronting on two different streets upon which one per
street frontage may be erected. The signs are to be monument type signs. No
new signage is proposed with the development.
The DOD also regulates lighting and utilities. Parking lot lighting must be
designed and located in such a manner so as to not disturb the scenic
appearance of the corridor. Lighting will be directed to the parking areas and not
reflect to adjacent parcels. All lighting and other utilities on lots adjacent to
Chenal/Financial Center Parkway must be underground. Notwithstanding the
foregoing limitation, no overhead utilities may be constructed within 100 feet of
the Chenal/Financial Center Parkway right of way. The development as
proposed will comply with the lighting requirements of the Chenal/Financial
Center Parkway Design Overlay District.
Staff is supportive of the request. The applicant is proposing a development plan
for the final 20 acres of this 87 -acre site. The addition of residential units is
consistent with the previous phases of development. Staff is supportive of the
goal of Parkway Village which has been to allow residents to live out their
retirement years on a single campus passing from each stage of living to the next
F'7
FILE NO.: Z -3862-D (Cont.
starting with the independent living, to assisted living and then to nursing care.
Staff feels the placement of the Alzheimer's unit on the site to allow Parkway
Village to offer an additional aspect of elder care. Staff also feels the placement
of the high-rise units will not significantly impact the area. The developers have
indicated a desire to construct the building utilizing materials similar to materials
existing on the campus. The developers have also indicated a desire to maintain
as much existing vegetation as feasible on the site to screen the development
and continue to offer the park like appearance, which has been created within the
development. To staffs knowledge there are no outstanding issues associated
with the request.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the agenda
staff report.
PLANNING COMMISSION ACTION:
(APRIL 30, 2009)
Mr. Robert Brown representing the applicant was present. There were registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E, F and H of the agenda staff report.
Mr. Brown stated Parkway Village was moving forward on the design of the first phase.
He stated he understood the concern of the area residents was the height of the
condominium buildings. He stated the buildings had been located in such a manner as
to least impact the area. He stated the buildings would be positioned to take advantage
of existing grades to lessen the visual height of the buildings. He stated the three six
story buildings were located approximately 550 to 600 feet for the adjacent residences.
He stated the duplex structures would be single story buildings as well as the
Alzheimer's building. He stated the construction materials would be similar to the
existing materials on the site.
Ms. Marsha Cunningham of Parkway Village addressed the Commission. She stated in
1983 Parkway Village bought the property and began developing a community designed
for senior citizens. She stated the application before the Commission addressed the
last 20 acres of the original 87 acre site.
Mr. John Dugan addressed the Commission in support. He stated he was a resident of
St. Michael Place. He stated he shared the concern of the height of the condominium
buildings. He stated he felt with the slope of the property and the buildings being
constructed low on the hill there would be little impact to the adjoining neighbors. He
stated Parkway Village was the best neighbor the neighborhood could have. He stated
they were quiet and kept their property well maintained. He stated Parkway Village was
quick to address concern of neighbors as they arose.
MIJ
FILE NO.: Z_ -3_8.62-D (Cont.)
Ms. Judy Houser, Mr. Brett Keathley, Ms. June O'Keefe and Mr. Larry Pinion did not
wish to address the Commission. A number indicated they were opposed to the six
story buildings.
Ms. Susan Page addressed the Commission in opposition of the six story buildings.
She stated she and her family bought in the neighborhood because the neighborhood
was established. She stated she felt the approval of six story buildings in this area
would set prescient to allow additional high rise units in the area 5, 10 or 20 years down
the road. She stated she did not want this area to become another Highway 10. She
stated the remainder of the proposal as single story buildings was compatible with a
single-family neighborhood.
Mr. Robert Riley, Jr. addressed the Commission in opposition of the request. He stated
he lived on St. Michael Place. He stated his opposition was to the six story tower
buildings. He stated the buildings were not compatible with the neighborhood. He
stated the height of the buildings appeared to be 20 feet above the tree tops. He
questioned how the height of the buildings would not be intrusive even if the buildings
were set at 600 feet from the residents.
Mr. Michael Thompson addressed the Commission with concerns. He stated the towers
located along Loyola Drive with only 20 feet of buffer would allow the buildings to be
visible from the street. He stated Loyola Drive was the main entrance to the
neighborhood. He stated he felt the high rise buildings to intense for the area.
Ms. Maria Schenetzke addressed the Commission in opposition of the request. She
stated she worked in a ten story building on 1-630. She stated to allow a high rise
building at the entrance to a neighborhood was to intense. She stated Chenal Parkway
was a commercial street but Loyola Drive was a residential street. She stated a six
story building within a residential area could decrease property values.
Mr. Brown addressed the Commission stating there was not access to Loyola Drive
planned. He stated staff had requested an emergence access gate be installed on
Loyola Drive to allow for access of emergency personnel should the main entrance ever
become blocked. He stated the neighborhood was buffered with existing vegetation.
He stated the condominium building was a different market and Parkway Village desired
to attract this market to the community as well. He stated Parkway Village currently had
500 residents living on the campus. He stated with the new construction this would add
roughly another 100 residents. He stated this resulted in a density of roughly 6 to
7 units per acres. He stated the underlying zoning would allow for a density of 18 units
per acre or 1,566 units.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff including the staff comments noted in the
agenda staff report. The motion carried by a vote of 8 ayes, 1 noes and 2 absent.
11
April 30, 2009
ITEM NO.: 3
NAME: Parkway Village Revised Long -form PD -R
LOCATION: Located at 14300 Chenal Parkway
DEVELOPER:
Parkway Village Incorporated
14300 Chenal Parkway
Little Rock, AR 72211
ENGINEER/SURVEYOR:
Development Consultants Inc.
2200 N. Rodney Parham Road, Suite 220
Little Rock, AR 72212
AREA: 83.25 acres
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE
OVERLAY DISTRICT
NUMBER OF LOTS: 1
-W
FILE NO.: Z -3862-D
FT. NEW STREET: 0 LF
Residential—Retirement Community
Revised PD -R
Revise the Overall Master Plan to add additional residential
units in the northeastern portion of the site.
Chenal Parkway Design Overlay District
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
The PRD for the Parkway Village retirement community was reviewed by the Planning
Commission on July 13, 1982, and was established by the Board of Directors by the
adoption of Ordinance No. 14,274 on August 3, 1982. The originally approved site plan
was conceptual for much of the future development area, and, subsequent to the
original approval, there were amendments to the original PRD in order to accommodate
development in the future development area. The development plan envisioned
construction of a wide range of facilities constituting a "comprehensive continuing care
retirement community' for the aged. Design was geared toward promoting maximum
April 30, 2009
CI IRnk/1CInN
ITEM NO.: 3 (Cont.) FILE NO.: Z -3862-D
personal independence and catering to the unique residential and health care needs of
the group. This was indicated by the array of uses proposed which included
single-family lots construction of apartments, food preparation/dining facilities,
laundry/recreational facilities, and nursing home/personal care unit. The project
included visual enhancements including ponds, pedestrian walkways, and buffering.
The approved site plan established buffers along the sites perimeters. A 40 foot land
use buffer, contained within a 110 -foot utility right of way, was approved along the
northern boundary. A 55 foot street buffer was approved along Chenal Parkway and a
20 foot street buffer was approved along Loyola Drive. The area to the west was zoned
MF -18, therefore no land use buffer was required. The development was proposed as a
multi -phased development.
A part of the originally approved site plan included a health care center. An application
before the Planning Commission on November 29, 1994, allowed an addition to the
health care center. The addition was proposed in two phases with the addition of 10 to
12 patient rooms in each phase and an increase in floor area of 5,000 square feet in
each phase. The addition to the health care center received final approval on
January 3, 1995, by the Little Rock Board of Directors through the adoption of
Ordinance No. 16,827.
Ordinance No. 16,518 adopted by the Little Rock Board of Directors on November 2,
1993, allowed a revision to the approved site plan allowing the construction of 48 units
of residential care. The units were proposed as one bedroom containing 440 square
feet each. The site involved approximately 3 acres of the 82.48 -acre development.
A temporary construction access road was constructed along the northern boundary of
the site during the initial phases of development. Complaints were received by the
abutting residents, which forced the developers to place a time for removal of the
access road. The time frame for removal of the road and restoring the area to its former
condition was set and agreed to by the abutting property owners, Baptist Medical
System officials and the St. Charles Neighborhood Association. The road was to be
removed by March 1, 1995. In the November 29, 1994, the developers requested an
extension of time for removing of the temporary construction road. The developers
requested to extend the date for removal to January 1, 1996. The application request
was amended at the Public Hearing to remove the time extension request for removal of
the temporary construction road. An agreement was later reached to allow the use of
the road with certain restrictions. The road was to be paved and the hours of use were
limited.
A. PROPOSAL/REQUEST:
Parkway Village is now planning the development of the northeastern corner of
the property and requesting approval to revise the existing PRD site plan to
2
April 30, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -3862-D
accommodate several new residential structures in this area. The first addition is
the Alzheimees residential building. The building is approximately 26,000 square
feet in area. The facility will be licensed for 60 beds but is proposed containing
32-42 units. The maximum building height is 20 feet at the ridge and an eve fine
around 10 feet from the floor is proposed. The height to the ground may vary
somewhat depending on grading and stem -wall design. Up to 40 parking spaces
will be provided for staff and visitors.
The second addition is to add six duplex units and two freestanding single
occupancy units. These units will be typical of the newer construction in the
western part of the campus. The maximum height to the ridgeline is 16-18 feet
above the floor. Each unit will have an enclosed two -car garage.
The final proposed addition is to add three six story residential buildings along
the southern edge of the undeveloped area. These buildings are proposed to
have four units per floor, 24 units total in each building. The total building height
is estimated to be 84 feet from first floor to roof with a four -foot parapet wall at
the top. There will also be a partially buried basement floor used to provide
sheltered parking for a portion of the parking spaces.
The applicant is proposing to maintain the buffers as were previously approved.
The previous approval allowed a 40 -foot land use buffer along the northern
boundary. The previously approved site plan indicated this area within a 110 -foot
utility right of way. The applicant has provided a letter from Beach Abstract
Company indicating there is no easement of record along the northern boundary.
A 55 -foot street buffer along Chenal Parkway and a 20 foot street buffer on
Loyola Drive were approved. Plantings have been installed along the northern
perimeter to satisfy the screening requirement.
The property is located within the Chenal Parkway Design Overlay District.
B. EXISTING CONDITIONS:
The site is developed as a retirement community with the only area left for new
construction located in the northeastern portion of the property. The area
proposed for development is wooded. The area slopes from north to south. The
community contains a mixture of housing types including duplexes, quad-plexes,
apartment buildings, nursing home facilities and support services including dining
facility and administration. The development contains a single gated access
located on Chenal Parkway. North of Parkway Village is the St. Charles
Subdivision and to the east across Loyola Drive is undeveloped MF -12 zoned
property. West of the development is an apartment complex accessed from
Chenal Parkway.
3
April 30, 2009
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: Z -3862-D
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. All property owners located within 200 feet, all residents, who could
be identified, located within 300 feet of the site, the Parkway Place Property
Owners Association and the St. Charles Community Association were notified of
the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan to be
installed along Loyola Drive adjacent to subject property.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
6. Stormwater detention ordinance applies to this property.
7. A Sketch Grading and Drainage Plan is required to be submitted per Section
29-186 (e).
8. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
9. If not already existing, streetlights are required by Section 31-403 of the Little
Rock code. Provide plans for approval to Traffic Engineering. Streetlights
must be installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 (Steve Philpott) for more information.
S
April 30, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -3862-D
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements for this project.
Contact Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Enerav: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Please submit plans for water
facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas
Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division
and Little Rock Fire Department is required. Fire sprinkler systems which do not
contain additives such as antifreeze shall be isolated with a double detector
check valve assembly. If additives are used, a reduced pressure zone backflow
preventer shall be required. This development will have minor impact on the
existing water distribution system. Proposed water facilities will be sized to
provide adequate pressure and fire protection.
Fire Department: Place and install fire hydrants per code. If gates are installed
maintain a 20 foot gate opening. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment.
CATH: The site is not located on a CATA Bus Route,
F. ISSU ESITECHN ICAL/DESIGN:
Planning Division: This request is located in the Chenal Planning District. The
Land Use Plan shows Multi Family for this property. The applicant has applied
for a revised Planned Development Residential to add additional residential units
to the previously approved development.
The request does not require a change to the Land Use Plan.
Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function
of a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
5
April 30, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -3862-D
be limited to minimize negative effects of traffic and pedestrians on Chenal since
it is a Principal Arterial. These streets may require dedication of right-of-way and
may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class I bike route is shown along the Parkway. A Class I
bikeway is built separate from or alongside a road. The bike route is located
within the median of Chenal Parkway.
Neighborhood Action Plan: This area is not covered by a Neighborhood Plan,
Landscape:
1. A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along the
northern perimeter of the site. Credit towards fulfilling this requirement can be
given for existing trees and undergrowth that satisfies this year -around
requirement.
2. The landscape ordinance requires a minimum landscape strip of three feet (3)
to be located between the parking lot and the building.
3. The landscape ordinance requires a minimum of eight percent (8%) of the
paved areas be landscaped with interior islands of at least seven and one-half
(71/2) feet in width. Interior islands must be a minimum of one hundred and
fifty (150) square feet in area to qualify towards the minimum landscape
ordinance requirements.
4. An automatic irrigation system to water landscaped areas will be required.
5. Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered Landscape
Architect.
6. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT:
(April 9, 2009)
Mr. Robert Brown was present representing the request. Staff presented an
overview of the development stating there were outstanding technical issues
associated with the request in need of addressing. Staff requested the
development provide a secondary emergency access for the site. Staff also
questioned if construction traffic would utilize Loyola Drive during construction.
Mr. Brown stated the desire was to utilize Loyola Drive for construction traffic.
N
April 30, 2009
SUBDIVISION
ITEM NO.: 3 Cont. FILE NO.: Z -3862-D
Staff requested Mr. Brown provide the number of beds proposed for the
Alzheimer's building. Mr. Brown stated the facility would be licensed for 60 beds.
Public works comments were discussed. Staff stated no hauling of fill material
on or off the site over City streets was allowed without the issuance of a permit.
Staff also stated prior to construction a grading permit would be required. Staff
stated a sketch grading and drainage plan was required per Section 29-186 of
the City code. Staff stated if streetlights were not currently in place along the
abutting roadways streetlights would be required prior to the issuance of a
certificate of occupancy. The proposed retaining walls were discussed. Staff
questioned if the walls would exceed fifteen feet in height. Mr. Brown stated the
walls would not require a variance from the Land Alteration Ordinance and would
not exceed the maximum height allowed of fifteen feet.
Landscaping comments were addressed. Staff stated a fifty -foot land use buffer
was required along the northern perimeter. Staff noted utility easements could
not count in full -filling the buffer ordinance requirement. Staff stated screening
would also be required along the northern property line. Staff stated a fifty -foot
street buffer was required along Loyola Drive. Staff stated an automatic irrigation
system was required to water landscaped areas. Staff stated prior to the
issuance of a building permit a landscape plan prepared by a landscape architect
would be required. Staff noted the City Beautiful Commission recommended
preserving any many existing trees as feasible on the site.
Mr. Brown stated the previous approvals allowed for a lesser street buffer along
Loyola Drive and the northern perimeter. He stated although there was a utility
line in place there was no recorded easement for the overhead line. Mr. Brown
requested the development be allowed to maintain the previously approved
buffers. He stated screening was in place along the northern perimeter. He
stated during previous construction evergreen shrubs were placed along the
northern perimeter to provide the required screening.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing a number of
issues raised at the April 9, 2009, Subdivision Committee meeting. The applicant
has provided a secondary emergency access and gate on the southeast corner
of the site on Loyola Drive. The applicant has also indicated the number of beds
to be located in the Alzheimer's residential building.
7
April 30, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: Z -3862-D
The development is proposed in three phases with the Alzheimer's building
constructed in the first phase. The building is a single story building containing
30,000 square feet. The maximum height of the building is 20 -feet to the ridge
line above the floor. With the building construction 29 new parking spaces will be
added. The building will be licensed for 60 beds. The initial construction plans
call for the placement of 32-42 beds.
During this phase of construction the applicant is requesting permission to utilize
an existing access road located along their northern property line. The access
road is a dirt road constructed under the power lines. The road was used to
construct previous phases of Parkway Village and is used by Entergy periodically
to clear the power line right of way. The use of this road is only for the
construction of the Alzheimer's building. The construction is anticipated to take
9 to 12 months to complete. There is an existing gate located on Loyola Drive
blocking the road from general access. The gate will be locked daily and not left
open during non -construction working hours.
The hours of construction are as allowed by current City ordinance. The
ordinance states commercial and residential exterior and interior construction
work including erection, excavation, demolition, or repair of any building and its
components shall be allowed between the hours of 6:00 a.m. to 6:00 p.m.,
Monday through Friday; 7:00 a.m. to 6:00 p.m. on Saturday; and 1:00 p.m. to
6:00 p.m. on Sunday. Additional interior construction work may be performed
between the hours of 6:00 p.m. to 10:00 p.m., Monday through Saturday
provided that all exterior openings are completely covered.
The second phase of the development is anticipated within three to five years.
The second phase of construction consist of the cottages. The site plan
indicates the construction of six duplexes and two single units. Each of the units
will contain garages. The buildings are single story buildings. During this phase
of construction retaining walls will be added with a maximum height of 15 feet. A
wall will be constructed south of the Entergy right of way. Approximately 20 feet
of tress will remain adjacent to the right of way before the retaining wall
construction begins. Retaining walls will also be constructed along Loyola Drive
with a maximum height of 15 feet.
During this phase of construction, construction traffic will not utilize Loyola Drive
but will access the development site through the main entrance to Parkway
Village.
The final phase is the construction of three six story residential buildings each
containing twenty-four units. The buildings are proposed with a maximum height
of 102 feet including a four -foot parapet wall to screen the elevator penthouse
0
April 30, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z -3862-D
and mechanical equipment. The buildings will contain four units per floor with
each of the units having a patio/balcony area. The buildings are proposed with a
basement parking area to accommodate twenty-four cars. This area will utilize
the grade and slope of the site as much as possible. With the construction of the
six story residential buildings 69 new surface parking spaces will be added.
During this phase of construction the construction traffic will utilize Loyola Drive.
A temporary access near the six story residential buildings will be made to limit
the impacts of construction traffic to the Parkway Village residents and the
adjoining St. Charles residents.
The Public Works comments indicate stormwater detention requirements.
According to the applicant the lakes along Chenal Parkway were originally
developed to provide detention storage for the entire 87 -acre site. Staff has
reviewed this comment and the previous approvals and agrees no additional
stormwater detention is required with the development of the site.
The developers have provided a cross section through the site, which indicates
the proposed grade changes and retaining walls through the central areas of the
northeast corner. The developer does not anticipate any wall height in excess of
15 feet. Staff is agreeable and does not require a sketch grading plan for this
area.
The site plan and the applicanfs revised cover letter indicated a desire to
maintain the buffers as were previously approved. The previous approval
allowed a 40 -foot land use buffer along the northern boundary. Indicated on the
site plan is approximately 140 feet of separation provided from the northern
boundary to the northern retaining wall. An undisturbed area of approximately
30 feet will be maintained north of the duplex and single units, between the
retaining wall and the existing security fence. Approximately 90 feet of
undisturbed area will be maintained between the security fence and the
Alzheimer's residence parking lot. A 20 -foot street buffer was approved on
Loyola Drive. The current plan respects the previously approved street buffer
area. Staff is supportive of the buffers as proposed.
Screening was implemented in 2005-2006 with the planting of evergreen shrubs
and vines along the security fence and existing large evergreen shrubs are in
place in the central part of the northern boundary. No additional screening is
proposed. Staff is supportive of the screening as indicated.
The building construction is proposed of similar material to the existing materials
of the later phases of Parkway Village. A combination of brick, wood,
hardi-board and stucco will be used. The six story buildings are proposed
constructed with a residential flair. The buildings will have large spans of glass to
eJ
April 30, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: Z -3862-D
take advantage of the vistas in the area. The buildings will have four units per
floor and each of the units will have a balcony/patio area. The buildings material
will be similar materials used within the existing development. A large
percentage of the building will be brick with accent features added to break the
massing of the structures.
The property is covered under the Chenal Parkway Design Overlay District. The
Overlay has criteria in place regulating Signage and Lighting. The Overlay states
signage will comply with the Little Rock Sign Ordinance except for
ground mounted signs. The maximum size of principal site signs along
Chenal/Financial Center Parkway is one hundred square feet of sign area and a
maximum height of eight feet. Each landowner is permitted to have one sign per
parcel except for parcels fronting on two different streets upon which one per
street frontage may be erected. The signs are to be monument type signs. No
new signage is proposed with the development.
The DOD also regulates lighting and utilities. Parking lot lighting must be
designed and located in such a manner so as to not disturb the scenic
appearance of the corridor. Lighting will be directed to the parking areas and not
reflect to adjacent parcels. All lighting and other utilities on lots adjacent to
Chenal/Financial Center Parkway must be underground. Notwithstanding the
foregoing limitation, no overhead utilities may be constructed within 100 feet of
the Chenal/Financial Center Parkway right of way. The development as
proposed will comply with the lighting requirements of the Chenal/Financial
Center Parkway Design Overlay District.
Staff is supportive of the request. The applicant is proposing a development plan
for the final 20 acres of this 87 -acre site. The addition of residential units is
consistent with the previous phases of development. Staff is supportive of the
goal of Parkway Village which has been to allow residents to live out their
retirement years on a single campus passing from each stage of living to the next
starting with the independent living, to assisted living and then to nursing care.
Staff feels the placement of the Alzheimer's unit on the site to allow Parkway
Village to offer an additional aspect of elder care. Staff also feels the placement
of the high-rise units will not significantly impact the area. The developers have
indicated a desire to construct the building utilizing materials similar to materials
existing on the campus. The developers have also indicated a desire to maintain
as much existing vegetation as feasible on the site to screen the development
and continue to offer the park like appearance, which has been created within the
development. To staffs knowledge there are no outstanding issues associated
with the request.
10
April 30, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.
STAFF RECOMMENDATION:
FILE NO.: Z -3862-D
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E, F and H of the agenda
staff report.
PLANNING COMMISSION ACTION:
(APRIL 30, 2009)
Mr. Robert Brown representing the applicant was present. There were registered
objectors present. Staff presented the item with a recommendation of approval of the
request subject to compliance with the comments and conditions as outlined in
paragraphs D, E, F and H of the agenda staff report.
Mr. Brown stated Parkway Village was moving forward on the design of the first phase.
He stated he understood the concern of the area residents was the height of the
condominium buildings. He stated the buildings had been located in such a manner as
to least impact the area. He stated the buildings would be positioned to take advantage
of existing grades to lessen the visual height of the buildings. He stated the three six
story buildings were located approximately 550 to 600 feet for the adjacent residences.
He stated the duplex structures would be single story buildings as well as the
Alzheimer's building. He stated the construction materials would be similar to the
existing materials on the site.
Ms. Marsha Cunningham of Parkway Village addressed the Commission. She stated in
1983 Parkway Village bought the property and began developing a community designed
for senior citizens. She stated the application before the Commission addressed the
last 20 acres of the original 87 acre site.
Mr. John Dugan addressed the Commission in support. He stated he was a resident of
St. Michael Place. He stated he shared the concern of the height of the condominium
buildings. He stated he felt with the slope of the property and the buildings being
constructed low on the hill there would be little impact to the adjoining neighbors. He
stated Parkway Village was the best neighbor the neighborhood could have. He stated
they were quiet and kept their property well maintained. He stated Parkway Village was
quick to address concern of neighbors as they arose.
Ms. Judy Houser, Mr. Brett Keathley, Ms. June O'Keefe and Mr. Larry Pinion did not
wish to address the Commission. A number indicated they were opposed to the six
story buildings.
Ms. Susan Page addressed the Commission in opposition of the six story buildings.
She stated she and her family bought in the neighborhood because the neighborhood
was established. She stated she felt the approval of six story buildings in this area
11
April 30, 2009
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: Z -3862-D
would set prescient to allow additional high rise units in the area 5, 10 or 20 years down
the road. She stated she did not want this area to become another Highway 10. She
stated the remainder of the proposal as single story buildings was compatible with a
single-family neighborhood.
Mr. Robert Riley, Jr. addressed the Commission in opposition of the request. He stated
he lived on St. Michael Place. He stated his opposition was to the six story tower
buildings. He stated the buildings were not compatible with the neighborhood. He
stated the height of the buildings appeared to be 20 feet above the tree tops. He
questioned how the height of the buildings would not be intrusive even if the buildings
were set at 600 feet from the residents.
Mr. Michael Thompson addressed the Commission with concerns. He stated the towers
located along Loyola Drive with only 20 feet of buffer would allow the buildings to be
visible from the street. He stated Loyola Drive was the main entrance to the
neighborhood. He stated he felt the high rise buildings to intense for the area.
Ms. Maria Schenetzke addressed the Commission in opposition of the request. She
stated she worked in a ten story building on 1-630. She stated to allow a high rise
building at the entrance to a neighborhood was to intense. She stated Chenal Parkway
was a commercial street but Loyola Drive was a residential street. She stated a six
story building within a residential area could decrease property values.
Mr. Brown addressed the Commission stating there was not access to Loyola Drive
planned. He stated staff had requested an emergence access gate be installed on
Loyola Drive to allow for access of emergency personnel should the main entrance ever
become blocked. He stated the neighborhood was buffered with existing vegetation.
He stated the condominium building was a different market and Parkway Village desired
to attract this market to the community as well. He stated Parkway Village currently had
500 residents living on the campus. He stated with the new construction this would add
roughly another 100 residents. He stated this resulted in a density of roughly 6 to
7 units per acres. He stated the underlying zoning would allow for a density of 18 units
per acre or 1,566 units.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff including the staff comments noted in the
agenda staff report. The motion carried by a vote of 8 ayes, 1 noes and 2 absent.
12
DEVELOPMENT
CONSULTANTS
INCORPORATED
April 15, 2009
Ms. Donna James
City of Little Rock
723 West Markham
Little Rock, Arkansas 72201
RE: Parkway Village PRD
DCI Project#
Dear Donna:
Enclosed are four revised copies of the PRD Site Plan for Parkway Village. The
following statements are provided in response to the comments given at Subdivision
Committee:
PLANNING STAFF COMMENTS
1. Property owners within 200 feet have been notified and notification evidence has
been submitted.
2. A secondary emergency access and gate has been shown in the southeast
corner of the site on Loyola Drive.
3. Construction traffic will utilize Loyola Drive to access the property at the
northeast corner through an existing gate. The existing dirt road under the power
lines will be used to access the construction areas.
4. The planned number of beds is estimated to range between 32 and 42 at this
time. The facility will be licensed for a maximum of 60 beds.
5. Four copies of preliminary perspectives of the 6 story residence buildings are
also enclosed.
6. Phasing was discussed at Subdivision Committee and a phasing description has
been added to the site plan.
VARIANCESNVAIVERS
1. None requested.
PUBLIC WORKS COMMENTS
1. Will comply
2. A 5 foot sidewalk has been added to the site plan along the west side of Loyola
Drive.
3. Will comply.
G:2009\09-108\planning\documents\09108b.doc
Engineering o Planning o Land Surveying C Landscape Architecture
2200 North Rodney Parham Road, Suite 220 • Little Rock, Arkansas 72212 • Telephone 501-221.7880 • Fax 501-221-7882
509 West Spring Street, Suite 135 • Fayetteville, Arkansas 72701 • Telephone 479444-7880 • Fax 479.251-8210
ITEM NO.: 3. Z -3862-D
NAME: Parkway Village Revised Long -form PD -R
LOCATION: located at 14300 Chenal Parkway
Planning Staff Comments:
1. Provide notification of all property owners located within 200 feet of the site,
complete with the certified abstract list, notice form with affidavit executed and proof
of mailing. The notice must be mailed no later than April 15, 2009. The Office of
Planning and Development must receive the proof of notice no later than April 24,
2009.
2. The development should include a secondary access from Loyola Drive for
emergency vehicles.
3. Will construction traffic utilize Loyola Drive to access the site?
4. Provide the number of beds within the Alzheimer's residential building.
5. Provide details of the proposed building materials and elevation for the multi -story
units.
Variance/Waivers: None requested.
Public Works Conditions:
1. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Public Works Traffic
Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more
information.
2. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan to be installed along
Loyola Drive adjacent to subject property.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering at (501) 379-1805 (Travis Herbner).
5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction.
6. Stormwater detention ordinance applies to this property.
7. A Sketch Grading and Drainage Plan is required to be submitted per Section 29-186
(e).
8. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of construction.
9. Street Improvement plans shall include signage and striping. Traffic Engineering
Item # 3.
must approve completed plans prior to construction.
10. If not already existing, streetlights are required by Section 31-403 of the Little Rock
code. Provide plans for approval to Traffic Engineering. Streetlights must be
installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-
1813 (Steve Philpott) for more information.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements for this project. Contact
Little Rock Wastewater Utility at 688-1414 for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Please submit plans for water facilities
and/or fire protection system to Central Arkansas Water for review. Plan revisions may
be required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval of plans by the
Arkansas Department of Health Engineering Division and Little Rock Fire Department is
required. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required. This development will
have minor impact on the existing water distribution system. Proposed water facilities
will be sized to provide adequate pressure and fire protection.
Fire Department: Place and install fire hydrants per code. If gates are installed
maintain a 20 foot gate opening. Contact the Little Rock Fire Department for additional
information.
County Planning: No comment.
CATA: The site is not located on a CATA Bus Route,
Planning Division: This request is located in the Chenal Planning District. The Land
Use Plan shows Multi Family for this property. The applicant has applied for a revised
Planned Development Residential to add additional residential units to the previously
approved development.
The request does not require a change to the Land Use Plan.
Master Street Plan: Chenal Parkway is a Principal Arterial. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic generators or
activity centers within urbanized areas. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Chenal since it is a Principal
Item # I
Arterial. These streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class I bike route is shown along the Parkway. A Class I bikeway is
built separate from or alongside a road. Additional paving and right of way may be
required.
Neighborhood Action Plan: This area is not covered by a Neighborhood Plan.
Landscape:
1. The site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The development must provide a 50 foot land use buffer along the northern
perimeter of the site. Utility easements cannot count toward full -filling this
requirement.
3. A 50 foot street buffer and in no case less than 1/2 (25 -feet) is required along Loyola
Drive.
4. A six (6) foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the northern
perimeter of the site. Credit towards fulfilling this requirement can be given for
existing trees and undergrowth that satisfies this year -around requirement.
5. The landscape ordinance requires a minimum landscape strip of three feet (3) to be
located between the parking lot and the building.
6. The landscape ordinance requires a minimum of 8% of the paved areas be
landscaped with interior islands of at least 7'/2 feet in width. Interior islands must be
a minimum of one hundred and fifty (150) square feet in area to qualify towards the
minimum landscape ordinance requirements.
7. An automatic irrigation system to water landscaped areas will be required.
8. Prior to the issuance of a building permit, it will be necessary to provide an approved
landscape plan stamped with the seal of a Registered Landscape Architect.
9. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, April 15, 2009.
Item # 3.