HomeMy WebLinkAboutletter to Borkowski with traffic dataTHE
HATHAWAY
GROUP
TO: Tad Borkowski
MEMORANDUM
FROM: James E. Hathaway, Jr., CRE
DATE: July 11, 2001
SUBJECT: Traffic Impact of Good Shepherd's Rezoning Request
85± acres, Junior Deputy Road
A
JUL 1 1 2001
IM
The following may be helpful to you and your associates in your assessment of the traffic
impact to be generated by the development of the subject property as per the rezoning
conditions now being proposed by Good Shepherd.
1. A copy of Good Shepherd's Proposal is attached. Please note that the
density is to be limited to 10 units/gross acre. The survey received today
shows 84.5905 gross acres thus indicating that a maximum of 846 living
units could be built on the Property if the rezoning is approved.
2. It is important to understand that: (a) there are no plans to construct
anything now; (b) The Property will be developed sequentially in phases
over time; and (c) It is projected that full development of the Property will
not be completed for 20 years or more.
3. Good Shepherd has been in operation for 23 years. During that period,
395 living units have been constructed in 4 buildings and an 80 bed
nursing home has been completed. It is impossible to project the pace of
future development, but even if the historical pace of development were
doubled (due to increase in senior citizen population) it is clear that it
would take more than 20 years for 846 living units to be developed.
4. It is my belief that normal calculations for daily trip counts do not apply to
Good Shepherd. The 395 senior citizen living units house 500± senior
citizens. This averages 1.27 individuals/living unit. The 500 residents
now on campus own 150 cars. This means only 30% of the residents own
cars. We do not have any actual traffic survey information but it is an
absolute certainty that the number of trips/day for these cars is
significantly less than normal. Some of the cars that are owned are not
driven or are driven no more than once or twice a week.
5. The average age of the current residents is 84. Transportation to shopping
or medical offices is provided, if requested, by Good Shepherd. Dining and
recreational facilities are provided on campus. These factors also combine
to reduce daily trips.
TCN!i f•2.f 1
Commercial, Industrial and Investment Realtors°
100 Morgan Keegan Drive ■ Suite 120 N Little Rock, Arkansas 72202-2214 ! 1501 663-5400 t FAX X501 663-5408
www. hathawaygroup. com
Borkowski, Tad memorandum
July 11, 2001
Page 2
I hope the above will help you conclude that:
1. The traffic generated will be increased in phases over a lengthy period of
time.
2. The normal standards for traffic generation are considerably higher than
those to be used to calculate traffic generation for senior citizen housing at
Good Shepherd.
Call me if you have any questions.
JEH:jlr
Attachment: Good Shepherd Proposal
Letter to Neighboring Property Owners
cc: Bob Turner
Jim Lawson
Dana Carney
Brian Minyard
Good Shepherd's Proposal
Good Shepherd is voluntarily proposing to amend the subject rezoning request
so as to include the following conditions:
A permanent 50' buffer strip of undisturbed natural vegetation shall be created
around the entire perimeter of the Property — except for that portion of the
perimeter which abuts the current Good Shepherd campus.
2. All current and future access to the Property shall be via Aldersgate Road
through the existing Good Shepherd campus. No access to the Property shall be
permitted from Junior Deputy, Romine or Kensington Roads.
3. No building taller than 25' in height may be constructed within 150' of that portion
of the perimeter of the Property which is adjacent to any ownership other than
Good Shepherd.
4. The use of the Property shall be limited only to housing for the elderly as defined
in the Little Rock Zoning Ordinance together with other buildings directly related
to housing for the elderly such as a chapel, wellness center, and an
administration building.
5. The maximum number of living units to be built on the Property shall be limited to
10 units per gross acre.
July 10, 2001
THE
HATHAWAY
GROUP
July 10, 2001
VIA CERTIFIED MAIL
«FirstName» «LastName»
«Address1)>
«City», AR «Zip»
85 Acres Fronting Junior Deputy Road
Application filed by Good Shepherd Ecumenical Retirement Center to
(a.) Change the Master Land Use Plan from PK -OS to MF; and
(b.) Rezone the Property to MF -12
I have been retained to represent the Good Shepherd Ecumenical Retirement Center ("Good
Shepherd") who has entered into a contract to purchase 85 acres of vacant, undeveloped land
fronting Junior Deputy Road (the "Property"). Please see Exhibit A attached.
With the consent of the present ownership, Good Shepherd has filed two inter -related
applications concerning the Property. One application is to change the city's Master Land Use
Plan for the Property to MF (Multi -Family). The second application is to rezone the Property to
the MF -12 classification, which means that a maximum of 12 units of multi -family housing may
be built per acre. Copies of both applications are also attached to this letter.
A Public Hearing will be held by the Little Rock Planning Commission to consider these two
applications on Thursday, July 26 at 4:00 p.m. on the second floor of City Hall at 500 West
Markham. I am writing to you in advance of the Planning Commission meeting to provide you
with background information about Good Shepherd's applications, and to invite you to a meeting
of the neighboring property owners at which time I will explain Good Shepherd's plans in more
detail and be able to answer any questions you may have.
You are invited to a meeting of neighboring property owners to be held on July «MeetingDate»
at 7:00 p.m. in the cafeteria on the ground floor of the Moore Building which is the tallest
building on the Good Shepherd campus. Signs giving directions to the meeting room will be
posted for your convenience in the lobby.
Good Shepherd was founded 23 years ago by four Christian denominations — Methodist,
Presbyterian, Catholic and Episcopalian. Its mission is to provide quality housing at an
affordable price for senior citizens. Good Shepherd is a non-profit organization. Its present
campus, consisting of 30 acres ±, fronts on Aldersgate Road and has a common boundary with
a part of the eastern boundary of the Property near a small lake located on the southern portion
of the Property. Currently there are 395 units of senior housing located at Good Shepherd, plus
an 80 bed full-service Nursing Home owned by an independent operator.
Commercial. Industrial and Investment Realtors'
100 Morgan Keegan Drive ® Suite 120 ® Little Rock, Arkansas 72202-2214 ® (5011663-5400 M FAX X501 663-5
www hathawaygroup com
«FirstName» «LastName»
July 10, 2001
Page 2
Good Shepherd has provided safe, secure, apartment -style housing for senior citizens since
1978. it has successfully co -existed with neighboring single-family neighborhoods without
incident throughout those 23 years. The average age for the 500 Good Shepherd residents is
84. Only about 30% of the residents own automobiles. Most residents live independently in
mid -rise and high-rise apartments, although one building is devoted to residents who are
provided daily assistance with some of their needs but who are not yet ready for the services of
a nursing home.
Three years ago, Good Shepherd caused a long term Master Plan to be created to provide a
framework for the direction and decisions of future Boards. Numerous professionals were
engaged to prepare the Master Plan. You are no doubt aware that people are now living longer
than ever before and that a significantly higher percentage of our population will become senior
citizens during the next 20 years. A key recommendation of the long term Master Plan was that
Good Shepherd should prepare for the future growth in the senior citizen population by
acquiring additional land which could then be developed gradually over time to meet the
increasing future demand for senior housing. Due to its proximity, the Property was then
identified as a logical acquisition. Negotiations were carried on for over 18 months before the
parties finally reached agreement on the terms of a contract in late May.
Good Shepherd is well aware that neighboring single-family home owners may have concerns
about the development of the Property, In an effort to ease any such concerns, Good Shepherd
is proposing a series of voluntarily imposed conditions which would be written into the zoning
ordinance, thereby insuring that such conditions will °run with the land," and will not be
subsequently revoked. These conditions will involve the creation of a permanent buffer strip of
undisturbed land around the perimeter of the Property, the creation of building height limitations
for portions of the Property in proximity to nearby homes, the limiting of all access to the
Property to internal streets to be built through the current Good Shepherd campus via
Aldersgate Road, limiting the use of the Property to housing only for senior citizens, and limiting
the density to a maximum of 10 units to the acre. We will discuss these conditions in detail at
the meeting on July (MeetingDate».
look forward to meeting with you on July «MeetingDateu. It is our goal to work together to
maintain your neighborhood's quality while allowing Good Shepherd the opportunity to expand
its mission of providing quality housing for senior citizens.
JAMES E. HATHAWAY, JR., CRE
VICE-CHAIRMAN
JEH/slm
Enclosures: Exhibit A
Notice of Public Hearing — (a) Land Use Plan; (b) Rezoning
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rezon.doc 3
11/26/99
NOTICE OF PUBLIC HEARING BEFORE
THE LITTLE ROCK PLANNING COMMISSION
ON AN APPLICATION TO REZONE PROPERTY
To all owners of land lying within 200 feet of the boundary of property at:
LOCATION: 85 acres+/- east of 24th and Junior Deputy Road
OWNED BY: Raymond C. Cook Real Estate Trust Eleanor C. Nolan, Trustee
NOTICE IS HEREBY GIVEN THAT an application has been filed for rezoning of the above property
requesting a change of zone classification from: R-2
District which permits use of the property as: single family residential development
to: MF -12 District
which permits use of the property as: multi -family residential with a density not to exceed
12 living units per acre
If approved, the rezoning will occur only upon the property described above. It will not change the
zoningor permitted uses on nei hborin properties,
— -�
The purpose of this request is to:-(4)-bWI4-{2}develop;-(3-}-�}-apef-'e�z-o�irtg. enable future development
of housing for senior citizens by Good Shepherd Ecumenical Retirement Center ("GSERC")
EXPLANATION: GsEpc bas contracted to buy the subject Proi" erty subject to its ability to
rezone the property so as to allow up to a maximum of 12 units of 'senior housing to the acre.
It is anticipated that this property will be developed in phases over the next 20 years
and that a variety of housing types will be built including mid -rise apartments, garden
nd.palio homes.
A public hearing on said application will be held by the Little Rock Planning Commission in the Board
of Directors Chamber, 2nd Floor, City Hall, 500 W. Markham, Little Rock, Arkansas, on:
July 26, 2001 at 4:00 p.m.
All parties in interest may appear and be heard at said time and place or may notify the Planning
Commission of their views on this matter by letter. All persons interested in this request are invited to
call or visit the Department of Planning _ and Development, 723 West Markham,
371-4790, and to review the application and discuss same with the Planning staff.
vviclivl lnu 10:3L FAX 501 663 5408 THE HATHAWAY GROUP
.TUN -21-01 THU 14=06 PLAM"ING AND DEV.
Wapp.doc 2
371Ge6z
APPLICATION FOR A LAND U$$ AMENDMNI`
16 002
P•03
11/29/99
Planning Commission Docketed for �Ju�+ 26 _ at 4:00_ pm
Case Number LUQ- 01-1102
Application is hereby made to the Little Rock Board of Meows, Y
pursuant to #lae provisions of Act 18d of 1957' as amend througi� the Planzung Commisslon,
classification of the following dcscrM area: �' petiti°ring to change the Land Usc
Legal Description: see attached
StrCCtAddress: 24th and Junior Deputy Rd. �G CODrE
Title to this property is vested in; _ELmond C. Cook Real .Estate Trust
Property owner (prfrlt)
If an individa$i other than the property owner(s) rales thh appuoation, Attachment of form
"Authorization OlRepresentation Stntemetlt" is required for tteh owner.
It is desired that the boundaries shown on the Land Use Map bo amended and that this area be
reclassified from the present PR -os classification to MF classification,
Presentuseofproperty vacant undeveloped land '.
housing for senior citizens; expansion of Good Shepherd
Proposed use ofproperty umenical. Retfrement Center
(to verify requested Classification is appropriate)
Applicant's Name James E. Hathaway, Jr., CRE agent for Good Shepherd Ecumenical
Applicant's Ad CS: Retirement Center
00 K 20
1
Applicant's City: Little Rock State; AR
. ._ ____-Zip: 72202
Applicant's laaytime phony; 663 5400 FaX: 663 5408