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HomeMy WebLinkAboutZ-4175-F Staff AnalysisJuly 18, 1996 ITEM NO.: 11 FILE NO.: Z -4175-F NAME: LOCATION: ERC Foundation - Conditional Use Permit 3000 Block of Aldersgate Road OWNERIAPPLICANT: ERC Foundation, Inc./ James E. Hathaway, Jr. PROPOSAL: A conditional use permit is requested to allow for the construction of a 140 -bed nursing home on this property which is currently zoned MF -12. A rezoning application (to MF -18) has been filed. ORDINANCE DESIGN STANDARDS: 1. Site Location: The proposed site is located at the 3000 Block of Aldersgate Road, south of the Good Shepherd Ecumenical Retirement Center. 2. Compatibility with Neighborhood: The proposed nursing home site is currently undeveloped and wooded. The properties to the north include Camp Aldersgate (zoned OS), the Good Shepherd Retirement Center (zoned MF -18/R-6) and vacant land (zoned MF -12). There is vacant land east of this proposed site which is zoned MF-12/OS and also vacant land to the west which is zoned MF -12. A proposed Hospice Development is to be located immediately south of this site, on property zoned POD. The proposed use should not have an adverse effect on the surrounding properties. 3. On -Site Drives and Parking: A single access point is proposed from Aldersgate Road (when extended). The proposed 140 -bed nursing home (Phase I and II) requires 140 parking spaces. There are 69 parking July 18, 1996 SUBDIVISION ITEM NQ_: 11 (Cont.) FILE Na.: Z -4175-F spaces on the proposed site plan. The applicant must add the 71 parking spaces to meet minimum ordinance requirement or request a variance and provide justification. There is ample space within this site to provide the additional required parking spaces. 4. Screening and Buffers: Areas set aside for landscaping and buffers meet and exceed ordinance requirements. A six foot high opaque screen, either a wood fence with its face directed outward or dense evergreen plantings will be required to screen the business activity of this site from the residential properties to the east and west. Existing on-site natural dense vegetation can count toward fulfilling this requirement. 5. City Engineer Comments: Provide for a superelevated collector since street centerline is less than 450 foot horizontal radius. Future development area needs to take access from the planned drive or parking. The frontage would not permit two drives. Consult with the Traffic Engineer prior to Planning Commission concerning the entry drive configuration and signage. The shown future drive to turn -around should be 24 feet in minimum width. Construct collector to the limits of the property with a sidewalk on both sides. Alignment will be as approved through the preliminary plat process. Stormwater detention, ADPL&E permit, grading permit, and a sketch grading and drainage plan shall be approved prior to construction. Platting of Master Street Plan right-of-way is required prior to construction permit. Street lights are required for this street and subdivision, coordinate their construction with street construction. 6. Utility and Fire Department Comments: Little Rock Water Works - A front foot charge of $15/foot along the 12" water main applies in addition to normal connection charges. on-site fire protection should be reviewed by the Fire Department. Additional fire hydrants may be needed. RPZ backflow prevention required on all services. K July 18, 1996 SUBDIVISION ITEM NO.: 11 (Cont J. FILE NO.: Z -4175-F Little Rock Wastewater - Sewer main extension required with easements. Capacity contribution fee required for this project. Contact Little Rock Wastewater Utility for details. Little Rock Fire Department - A 50 foot turn around radius is required for fire apparatus. An additional fire lane is required on the east side of the building for access to the south end of the structure. An additional fire hydrant may be needed at this location. Please identify the siamese connection location. 7. Staff Analysis The applicant is requesting a conditional use permit to allow for the construction of a 140 -bed nursing home on this property which is currently zoned MF -12. A rezoning application (to MF -18) has been filed and approved by the Planning Commission. The rezoning is pending before the Board of Directors (July 16, 1996). The proposed site will be located in the 3000 block of Aldersgate Road, which will be extended to this property. The single -story nursing home is proposed to be constructed in two (2) phases. Phase I will consist of an 80 -bed, 28,233 square foot facility, 45 parking spaces with asphalt drives and an 816 square foot maintenance storage building. Phase II will include a 60 -bed, 11,858 square foot addition and 24 additional parking spaces. According to the Little Rock Zoning Ordinance Section 36-502(b)(2)a., the minimum required off-street parking for a nursing home is one (1) space for each one (1) bed. The proposed 140 -bed nursing home (Phase I and II combined) requires 140 off-street parking spaces. A minimum of 80 spaces are required with Phase I construction and a minimum of 60 spaces are required with Phase II construction. A total of 69 parking spaces are proposed (45 with Phase I and 24 with Phase II). The proposed 69 parking spaces are well below the minimum number as required by ordinance. There is adequate area within this site to provide the additional 71 required parking spaces. The applicant must provide additional parking spaces to meet the minimum ordinance requirements or request a variance and provide justification. The proposed nursing home is very similar to existing and proposed uses within this general area. The Good Shepherd Retirement Center is located just to the north 3 July 18, 1996 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -4175-F of this proposed site with a proposed Hospice development to be located immediately to the south and the Our Way Living Center located to the southwest. With proper screening and buffering of the site from the multifamily residential properties located to the east and west, the proposed nursing home should prove to be compatible with the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with the City Engineer Comments 3. Compliance with the Utility and Little Rock Fire Department Comments 4. The applicant must provide additional off-street parking spaces to meet the minimum of 140 as required by ordinance or request a parking variance and provide justification. 5. The property must be rezoned to MF -18 - SUBDIVISION COMMITTEE COMMENT: (JUNE 27, 1996) Mike Watson, Alan Smith and Frank Riggins were present, representing the application. Staff presented the item along with Item 1, ERC Preliminary Plat. David Scherer, of Public Works, discussed his comments with the Committee. Bob Brown, Site Plan Review, also reviewed his comments with the Committee. There was a brief discussion regarding the required parking for the site. The applicant stated that a parking study would be conducted and presented in order to justify the reduced number of parking spaces as proposed. The applicant was made aware of the additional fire lane as required along the east side of the building by the Little Rock Fire Department. The applicant stated that he would work with the Fire Department. The applicant also stated that the proposed building would be one story in height. The applicant also stated that a 4 foot to 6 foot high, monument -type sign would be proposed. 4 July 18, 1996 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -4175-F The Committee accepted the presentation and forwarded the issue to the full Commission for final action. STAFF UPDATE In a request for a parking variance, the applicant has submitted other city and state parking requirements for nursing homes as justification. The applicant states that, based on these state and city requirements as well as past nursing home projects, the number of parking spaces (69) proposed for this project is adequate. Please see the attached letter and supporting documents (Nursing Home Parking Regulations from the states of Arkansas, Texas, Tennessee and the City of Fort Smith) for additional information. PLANNING COMMISSION ACTION: (JULY 18, 1996) Frank Riggins was present, representing the application. There were no objectors present. Staff presented the item with a recommendation of approval based on the conditions noted in the "Staff Recommendation Staff recommended approval of the parking variance based on the information presented by the applicant (parking study). Staff added a condition to the "Staff Recommendation" which reads as follows: 6. If the proposed number of parking spaces (69) becomes a problem (insufficient), then additional paved parking spaces will be provided by the applicant. Staff also informed the Commission that the property had been rezoned to MF -18 by the Board of Directors on July 16, 1996. Jim Lawson, Planning Director, stated that if the decreased number of parking spaces becomes a problem, then the staff would inform the applicant and have them provide additional paved parking areas or bring the item back to the Commission. Commissioner Adcock asked what would happen if parking becomes a problem; what recourse would the City have. Mr. Lawson stated that the applicant would be required to provide the additional parking spaces as approved by the 5 July 18, 1996 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -4175-F Commission or bring the application back to the Commission. That this would be an enforcement action. Frank Riggins addressed the Commission and stated that he agreed with the parking condition as noted by staff. Commissioner McCarthy asked at what point would the parking be considered a problem. Mr. Lawson stated that if a single complaint is received by staff, an investigation would be conducted to determine if additional parking would be required. A motion was made to approve the application and parking variance with the conditions noted in the "staff recommendation" along with the following condition added by staff: 6. If the proposed number of parking spaces (69) becomes a problem (insufficient), then additional paved parking areas would be provided by the applicant. The motion was approved by a vote of 7 ayes, 0 nays, 3 absent and 1 open position. G