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HomeMy WebLinkAboutZ-4343-X Staff AnalysisApril 22, 2010 ITEM NO.: 7 _ FILE NO.: Z -4343-X NAME: Tract I, The Ranch Nursing Home — Conditional Use Permit LOCATION: East side of Ranch Blvd., South of Saratoga Drive OWNER/APPLICANT, Ranch Properties/vVhite Daters PROPOSAL: A conditional use permit is requested to allow for construction of a 54 bed nursing home/Alzheimer's care facility on this MF -18 zoned, 3.8± acre tract. 1. SITE LOCATION: 4 The site is located on the east side of Ranch Blvd., one lot south of Saratoga Drive. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed zoning and uses, where the uses transition from the residential lots in The Ranch to the Institutional, Office and Commercial uses along Ranch Drive and Cantrell Road. The residential neighborhood extends to the east and north. Arkansas Baptist High School is located across Ranch Blvd. to the west. Office uses are located to the southwest. Commercial and Office Uses are located along Cantrell and Ranch Drive to the south. The Leisure Arts facility is located to the southeast. Allowing this 3.8± acre parcel of MF -18 zoned property to be developed for a 54 bed nursing home/Alzheimer's care facility appears to be an appropriate use for this site and should be compatible with uses and zoning in the area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Johnson Ranch, Cheveux and Coalition of West Little Rock Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: A 54 -bed facility of this type requires 54 on-site parking spaces. As the residents do not drive, the spaces are to accommodate employees, visitors and family. A 54 -space parking lot is proposed to be placed in front of the facility, between the building and Ranch Blvd. Access is via a single driveway off of Ranch Blvd. April 22, 2010 ITEM NO.: 7 Cont. FILE NO.: Z -4343-X 0 SCREENING AND BUFFERS: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A twenty-three (23) foot land use buffer is required on the site's east perimeter where adjacent to single- family properties. At least 70% of that buffer is to be undisturbed. 3. Screening is required where the site is adjacent to residential properties. 4. Interior landscaping no less than 8% of the vehicular use area is required. Each landscape island must be no less than one hundred fifty (150) square feet in area and seven and one-half (7.5) feet in width. 5. The circular driveway at the south perimeter appears to encroach into the required nine (9) foot landscape strip; show dimension. 5. PUBLIC WORKS COMMENTS: Sidewalks with appropriate handicap ramps are required along Ranch Boulevard in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186(e). The proposed retaining wall height should be determined. If the proposed height is greater than fifteen (15) feet vertical, a variance should be requested. 4. Storm water detention ordinance applies to this property. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS.- Wastewater: OMMENTS: Wastewater: Sewer available to this project. Capacity Contribution Analysis required, contact Little Rock Wastewater for details. Entergy: 10' UG easement required along perimeters. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. 2 April 22, 2010 M NO.: 7 (Cont.) FILE NO.: Z -4343-X Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (APRIL 1, 2010) Tim Daters was present representing the applicant. Staff presented the item and noted additional information was needed regarding the proposed use and the building. In response to a question from staff, Mr. Daters stated the facility would 3 April 22, 2010 ITEM NO.: 7 (Cont. FILE NO.: Z -4343-X have 54 beds. Staff requested the applicant provide information on the number of employees, site lighting, signage and fencing. Staff suggested that dumpster service be limited to daylight hours. Staff noted that setback variances would be needed based on the proposed building height and the distance from the north and south perimeters of the site. Public Works, Utility and Landscape Comments were noted. Mr. Daters stated he would clearly label the buffer area to be preserved on the east perimeter. The Committee determined there were no other outstanding issue. Mr. Daters was advised to submit responses to staff by Wednesday, April 7, 2010. STAFF ANALYSIS: A conditional use permit is requested to allow for construction of a 54 -bed nursing home/Alzheimer's care facility on this MF -18 zoned, 3.8± acre tract. On April 8, 2010, the Planning Commission approved a preliminary plat creating the lot. The proposed facility, Clarity Pointe, is proposed to be a state of the art residential care facility utilizing research and input from Vanderbilt University Medical Center for the care and treatment of persons dealing with memory loss caused by dementia, including Alzheimer's. The one story facility will be built around a central courtyard. The building will have a residential appearance and will utilize exterior materials which will comply with the covenants and restrictions at The Ranch. The applicant did submit responses to most of the issues raised at the Subdivision Committee meeting. The building will not exceed 30 feet in height, so no setback variance is needed. A sketch grading and drainage plan was submitted. The facility will be "cut into" the hillside from Ranch Blvd. The retaining wall height appears not to exceed 10 feet at any point. Beyond the retaining wall, the property will be sloped to a 30 -foot undisturbed buffer. The wooded, undisturbed buffer will provide screening for the residences located above the site, along Cobblestone Way. Additionally, the sloped area between the undisturbed buffer and retaining wall will be landscaped to comply with the land alteration regulations. Any site lighting will be a low-level and directional, aimed downward and into the site. No fencing is proposed. To staff's knowledge, there. are no outstanding issues. There is currently no bill of assurance for this acreage tract. C! April 22, 2010 ITEM NO.: 7 (Cont. STAFF RECOMMENDATION: FILE NO.: Z -4343-X Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The undisturbed buffer area is to be marked and protected prior to any site grading and is to be protected throughout construction. 3. Dumpster service is to be limited to daylight hours. 4. Signage is to be limited to a single ground mounted sign not to exceed 6 feet in height and 24 square feet in area and a single wall sign not to exceed 32 square feet in area. PLANNING COMMISSION ACTION: (APRIL 22, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the comments and conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 5 SUBDIVISION COMMITTEE COMMENTS APRIL 1, 2010 ITEM NO.: 7. TRACT 1, THE RANCH NURSING HOME CONDITIONAL USE PERMIT 8401 RANCH DRIVE _ _ _ (Z -4343-X) Planning Staff Comments: 1. Clarify number of beds in proposed facility. Cover letter states fifty-four (54) beds, site plan indicates twenty-four (24). 2. Provide additional information on proposed building design; materials, roof pitch and materials, building height. 3. Provide additional details on proposed use. 4. Provide number of employees. 5. Site lighting is to be low-level and directional, aimed away from adjacent residential properties. 6. Maximum allowable signage is one ground -mounted sign not to exceed six (6) feet in height and twenty- four (24) square feet in area and one wall sign not to exceed thirty-two (32) square feet in area. 7. Locate and describe any proposed fencing. 8. Dumpster service is to be limited to daylight hours only. 9. The cornered setback on interior property lines is to be no less than the height of the building. Based on a thirty-five (35) foot building height (as indicated), the setbacks on the north and south perimeters are deficient, adjust setbacks, clarify building height or request a variance. 10. There is no Bill of Assurance for this acreage tract. Variance/Waivers: Possible setback variance. Public Works: 1. Sidewalks with appropriate handicap ramps are required along Ranch Boulevard in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan, 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A Sketch Grading and Drainage Plan will be required per Section 29-186(e). The proposed retaining wall height should be determined. If the proposed height is greater than fifteen (15) feet vertical, a variance should be requested. 4. Storm water detention ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity Contribution Analysis required, contact Little Rock Wastewater for details. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. ITEM NO.: 7. CAN'T (Z -4343-X 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A twenty-three (23) foot land use buffer is required on the site's east perimeter where adjacent to single- family properties. At least 70% of that buffer is to be undisturbed. 3. Screening is required where the site is adjacent to residential properties. 4. Interior landscaping no less than 8% of the vehicular use area is required. Each landscape island must be no less than one hundred fifty (150) square feet in area and seven and one-half (7.5) feet in width. 5. The circular driveway at the south perimeter appears to encroach into the required nine (9) foot landscape strip; show dimension. Other: Submit responses to staff issues and four (4) copies of revised site plan (if required) no later than Wednesday April 7, 2010. Required notices must be sent via certified mail not later than April 7, 2010 and proof of notice returned to staff by April 16, 2010.