Loading...
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.