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HomeMy WebLinkAboutZ-4482 Staff Analysisr September 10, 1985 SUBDIVISIONS Item No. A NAME: Pleasant Valley Park Retirement Center "Long -Form PCD" (Z-4482) ' LOCATION: 10 acre tract on Hinson Loop/ Rainwood Road and 2.5 acre tract north of 10 acre tract, approx. 300' east of Napa Valley Drive DEVELOPER: RNaTNRRR Ewing Health Systems, Inc. Manes, Castin, Massie 12115 Hinson Road and McGetrick, Inc. Little Rock, AR 72212 2501 Willow Street Phone: 224-0207 North Little Rock, AR 72114 Phone: 758-1360 AREA: 12.5 acres NO. OF LOTS: 4 FT. NEW ST.: 0 ZONING: Existing - "MF -12" (10 acres) 00-2" (2.5 acres) Proposed - "PRD" PROPOSED USE: Retirement Village (residential cottages, apartments and convalescent center) A. Development Rationale 1. To provide a comprehensive continuing care retirement community serving the residential health care needs of the elderly. 2. To develop the southern portion of the site as multifamily detached dwelling units. B. Proposal 1. Quantitative Data: Parcel Growth Area ......... 12.435 Acres Street Right -of -Way ........ .455 Acres Setbacks ................... 1.156 Acres Retirement Housing Area .... 3.462 Acres n September 10, 1985 SUBDIVISIONS Item No. A - Continued 2. Development Schedule (a) Phase I (Multifamily Detached Dwelling Units) 84 Units Located in 21 Detached Structures Each Structure Contains 4 Dwelling Units Bldg. Bldg. Use Qty. Sq. Ft. Coverage 1 -BR Units at 12 91000 9,000 750 sq. ft. 2 BR Units at 72 68,400 68,400 750 sq. ft. Carports at 84 18,060 18,060 215 sq. ft. All Single Family (b) Phase II Bldg. Bldg. Use Qty. Sq. Ft. Coverage (i) Common Facilities 1 6,800 6,800 Food Preparation Dining Single Story (ii) Health Care Center 1 51,500 12,750 Total of 120 beds of nursing care. (These are divided into 96 two -bed units and 24 private bed units.) Support Services 4 -Stories (iii) 1 60,000 10,000 Apt. Towers 53 Units with 39 1 -BR Units and 14 2 -BR Units Support Services 4 -Stories September 10, 1985 SUBDIVISIONS Item No. A - Continued (c) Phase III Bldg. Bldg. Use Qty. Ss. Ft. Coverage (i) 1 57,950 7,950 Apt. Towers (Total of 53 apartments with 39 one -bedroom units and 14 two-bedroom units.) Support Services 6 -Stories (ii) .4 3,000 3,000 Multifamily Detached 1 -BR Units at 750 sq. ft. 2 -BR Units at 12 11,400 11,400 950 sq. ft. Carports at 16 3.440 3.440 215 sq. ft. Total 289,059 150,800 3. Landscaping/Open Space - Includes greenbelt pedestrian path along both sides of collector street. Interior atriums in each unit for private use. Public open space has been maintained around each multifamily detached dwelling unit and combined into a major open space centrally located landsape pedestrian path. Open Space Private Space ................... .195 Acres Common Space ....................8,973 Acres Total 9.168 Acres 4. Development Schedule Phase I - Construction begins Christmas of 1985. Units constructed at market absorption rate. September 10, 1985 SUBDIVISIONS Item No. A - Continued Phase II - Construction begins in summer of 1986, completed in late 1987. Phase III - Construction begins in late fall 1987, units constructed at market absorption rate. C. Engineering Comments (1) Dedicate right-of-way and improve Rainwood Road to collector standards. (2) Submit internal drainage and detention plan. D. Analysis Staff was very much prohibited in its review of the item due the applicant's failure to comply with the site plan submission requirements as stated in the Zoning Ordinance. The site plan needs to be properly detailed. Staff is also concerned that the plan appears to be quite dense. E. Staff Recommendation Staff defers recommendation until further information is received. SUBDIVISION COMMITTEE REVIEW: The Committee reviewed the item. The applicant submitted a more detailed site plan. The issues were identified as involving: (1) the proposed access/turning lane to Hinson Road; (2) a 6 -foot fence and landscaped buffer on the west adjacent to the abutting residential; and (3) development on the various portions of the plan and how each relates to the density allowed in "MF -12" and "0-2." Water Works - The easement should be designated to be also for utilities. On-site fire line and hydrants will be required. Pro -rata charge applies. September 10, 1985 SUBDIVISIONS Item No. A - Continued PLANNING COMMISSION ACTION: The applicant, Mr. Nooner, was present. There were no objectors in attendance. The staff offered a specific recommendation on the application as follows: (1) that the 10 acre "MF -12" site be limited to that density with no multistory buildings, (2) that the "02" site be limited to one multistory apartment building, 52 units total and the nursing home/restaurant annex, (3) that the basic design concept be retained. However, Mr. Bob Wickard, a nearby owner and developer, offered concerns about the project and his brief notice of the proposal. Mr. Nooner made a brief presentation and responded to the staff density analysis and recommendations. A general discussion followed resulting in a motion to defer the request to August 13, 1985. The motion passed by a vote of: 7 ayes, 0 noes and 4 absent. PLANNING COMMISSION ACTION: (8-13-85) The applicant requested a 30 -day deferral. A motion to this effect was made and passed by a vote of 9 ayes, 0 noes and 2 absent. SUBDIVISION COMMITTEE REVIEW: (8-29-85) The applicant was present, but stated that no further amendments had been made to the plan. PLANNING COMMISSION ACTION: (9-10-85) Mr. Denny Nooner represented Ewing Health Systems, Inc. Updated statistics were submitted. Staff explained that they were still favorable to the developmental concept, but opposed to the overuse, multiple density and over density of the project on the land. Staff pointed out that the issues specifically involved the double use of the "0-2" parcel by apartments in the nursing home, not the density of the nursing home. Staff recommended that the "0-2" be limited to only multi -story, apartment and that the high-rise building be eliminated from the "MF -12," and that multifamily be the use on the "MF -12" portion of the tract. Mr. Nooner felt that removal of the concept used, would prohibit the whole project. He explained that the comprehensive plan for the project involved the entry of residents at age 72 in the cottages. As time progressed and these residents got older, they would move from the cottages to the high rises based on their physical abilities. September 10, 1985 SUBDIVISIONS Item No. A - Continued Several neighboring property owners were present. Ms. Shirley Merrit of 1811 Napa Valley and Mr. Ray Rainey of 1801 Napa Valley Drive were in attendance. Ms. Merrit was concerned about adequate buses and screening and the negative impact of high-rise buildings. Mr. Rainey requested information on the nature of the fence. Other residents were from the Pleasant Valley Subdivision. Mr. C.R. Warner of 559 Valley Club Circle stated opposing views on the intrusion of a high-rises in the area and stated concerns about traffic since a number of employees would also be involved. Dr. William L. Casey of 539 Valley Club Circle requested continuance of one-story commercial, and Mr. George Plastiras of 545 Valley Club Club Circle was also concerned about the height. Mr. Nooner felt that the high rises wouldn't be visible to the residents at all. He also felt that the use of the "PUD" review process allowed examination of the total concept, which makes the project less dense that it would be if rezoned only. Finally, a motion for approval was made and passed by ,a vote 9 ayes, 0 noes, 1 absent and 1 abstention. August 13, 1985 SUBDIVISIONS Item No. C NAME: Pleasant Valley Park Retirement Center "Long -Form PCD" (Z-4482) LOCATION: 10 acre tract on Hinson Loop/ Rainwood Road and 2.5 acre tract north of 10 acre tract, approx. 300' east of Napa Valley Drive T 91T17.T.()AF.R . ENGINEER: Ewing Health Systems, Inc. Manes, Castin, Massie 12115 Hinson Road and McGetrick, Inc. Little Rock, AR 72212 2501 Willow Street Phone: 224-0207 North Little Rock, AR 72114 Phone: 758-1360 AREA:' 12.5 acres NO. OF LOTS: 4 FT. NEW ST.: 0 ZONING: Existing - "MF -12" (10 acres) "0-2" (2.5 acres) Proposed - "PRD" PROPOSED USE: Retirement Village (residential cottages, apartments and convalescent center) A. Development Rationale 1. To provide a comprehensive continuing care retirement community serving the residential health care needs of the elderly. 2. To develop the southern portion of the site as multifamily detached dwelling units. . .B. Proposal 1. Quantitative Data: r Parcel Growth Area ......... 12.435 Acres Street Right -of -Way ........ .455 Acres Setbacks ................... 1.156 Acres Retirement Housing Area .... 3.462 Acres August 13, 1985 SUBDIVISIONS Item No. C - Continued 2. Development Schedule (a) Phase I (Multifamily Detached Dwelling Units) 84 Units Located in 21 Detached Structures Each Structure Contains 4 Dwelling Units Bldg. 6,800 6,800 Bldg. Use Qty. Sq. Ft. Coverage 1 -BR Units at 12 9■000 91000 750 sq. ft. (ii) 2 BR Units at 72 68,400 68,400 750 sq. ft. 51,500 12,750 Total of 120 beds Carports at 84 18,060 18,060 215 sq. ft. (These are divided All Single Family two -bed units and 24 private bed units.) (b) Phase II Support Services Bldg. Bldg. Use Qty. Sq. Ft. Coverage (i) Common Facilities 1 6,800 6,800 Food Preparation Dining Single Story (ii) Health Care Center 1 51,500 12,750 Total of 120 beds of nursing care. (These are divided into 96 two -bed units and 24 private bed units.) Support Services 4 -Stories (iii) 1 60,000 10,000 Apt. Towers 53 Units with 39 1 -BR Units and 14 2 -BR Units Support Services 4 -Stories August 13, 1985 SUBDIVISIONS Item No. C - Continued (c) Phase III Bldg. Bldg. Use Qty. Sq. Ft. Coverage (i) 1 57,950 7,950 Apt. Towers (Total of 53 apartments with 39 one -bedroom units and 14 two-bedroom units.) Support Services 6 -Stories (ii) 4 3,000 3,000 Multifamily Detached 1 -BR Units at 750 sq. ft. 2 -BR Units at 12 11,400 11,400 950 sq. ft. Carports at 16 3.440 3.440 215 sq. ft. Total 289,059 150,800 3. Landscaping/open Space - Includes greenbelt pedestrian path along both sides of collector street. Interior atriums in each unit for private use. Public open space has been maintained around each multifamily detached dwelling unit and combined into a major open space centrally located landsape pedestrian path: Open Space Private Space ................... .195 Acres Common Space ............. ........ 8,973 Acres Total 9.168 Acres 4. Development Schedule Phase I - Construction begins Christmas of 1985. Units constructed at market absorption rate. August 13, 1985 SUBDIVISIONS Item No. C - Continued Phase II - Construction begins in summer of 1986, completed in"late 1987. Phase III - Construction begins in late fall 1987, units constructed at market absorption rate. C. Engineering Comments (1) Dedicate right-of-way and improve Rainwood Road to collector standards. (2) Submit internal drainage and detention plan. D. Analysis Staff was very much prohibited in its review of the item due the applicant's failure to comply with the site plan submission requirements as stated in the Zoning Ordinance. The site plan needs to be properly detailed. Staff is also concerned that the plan appears \to be quite dense. E. Staff Recommendation Staff defers recommendation until further information is received. SUBDIVISION COMMITTEE REVIEW: The Committee reviewed the item. The applicant submitted a more detailed site plan. The issues were identified as involving: (1) the proposed access/turning lane to Hinson Road; (2) a 6 -foot fence and landscaped buffer on the west adjacent to the abutting residential; and (3) development on the various portions of the plan.and how each relates to the density allowed in "MF -12" and "0-2." Water Works - The easement should be designated to be also for utilities. On-site fire line and hydrants will be required. Pro -rata charge applies.' August 13, 1985 SUBDIVISIONS Item No. C - Continued PLANNING COMMISSION ACTION: The applicant, Mr. Nooner, was present. There were no objectors in attendance. The staff offered a specific recommendation on the application as follows: (1) that the 10 acre "MF -12" site be limited to that density with no multistory buildings, (2) that the "02" site be limited to one multistory apartment building, 52 units total and the nursing home/restaurant annex, (3) that the basic design concept be retained. However, Mr. Bob Wickard, a nearby owner and developer, offered concerns about the project and his brief notice of the proposal. Mr. Nooner made a brief presentation and responded to the staff density analysis and recommendations. A general discussion followed resulting in a motion to defer the request to August 13, 1985. The motion passed by a vote of: 7 ayes, 0 noes and 4 absent. PLANNING COMMISSION ACTION: (8-13-85) The applicant requested a 30 -day deferral. A motion to this effect was made and passed by a vote of 9 ayes, 0 noes and 2 absent. July 9, 1985 SUBDIVISIONS Item No. 9 NAME: Pleasant Valley Park Retirement Center "Long -Form PCD" (Z-4482) LOCATION: 10 acre tract on Hinson Loop/ Rainwood Road and 2.5 acre tract north of 10 acre tract, approx. 300' east of Napa Valley Drive nPUPT.nPPR! ENGINEER: Ewing Health Systems, Inc. Manes, Castin, Massie 12115 Hinson Road and McGetrick, Inc. Little Rock, AR 72212 2501 Willow Street Phone: 224-0207 North Little Rock, AR 72114 Phone: 758-1360 AREA: 12.5 acres NO. OF LOTS: 4 FT. NEW ST.: 0 ZONING: Existing - "MF -12" (10 acres) "0-2" (2.5 acres) Proposed - "PRD" PROPOSED USE: Retirement Village (residential cottages, apartments and convalescent center) A. Development Rationale 1. To provide a comprehensive continuing care retirement community serving the residential health care needs of the elderly. 2. To develop the southern portion of the site as multifamily detached dwelling units. B. Proposal 1. Quantitative Data: Parcel Growth Area ......... 12.435 Acres Street Right -of -Way ........ .455 Acres Setbacks1.156 Acres Retirement Housing Area .... 3.462 Acres July 9, 1985 SUBDIVISIONS Item No. 9 - Continued 2. Development Schedule (a) Phase I (Multifamily Detached Dwelling Units) 84 Units Located in 21 Detached Structures Each Structure Contains 4 Dwelling Units Bldg. Food Preparation Bldg. Use Qty. Sq. Ft. Coverage 1 -BR Units at 12 9.000 9,000 750 sq. ft. (ii) 2 BR Units at 72 68,400 68,400 750 sq. ft. Total of 120 beds Carports at 84 18,060 18,060 215 sq. ft. (These are divided into 96 two -bed units All Single Family bed units.) (b) Phase II Support Services Bldg. Bldg. Use Qty. Sq. Ft. Coverage (i) Common Facilities 1 6,800 6,800 Food Preparation Dining Single Story (ii) Health Care Center 1 51,500 12,750 Total of 120 beds of nursing care. (These are divided into 96 two -bed units and 24 private bed units.) Support Services 4 -Stories (iii) 1 60,000 10,000 Apt. Towers 53 Units with 39 1 -BR Units and 14 2 -BR Units Support Services 4 -Stories July 9, 1985 SUBDIVISIONS Item No. 9 - Continued (c) Phase III Bldg. Bldg. Use Qty. Sq. Ft. Coverage (i) 1 57■950 7,950 Apt. Towers (Total of 53 apartments with 39 one -bedroom units and 14 two-bedroom units.) Support Services 6 -Stories (ii) 4 3,000 3,000 Multifamily Detached 1 -BR Units at 750 sq. ft. 2 -BR Units at 12 11,400 11,400 950 sq. ft. Carports at 16 3.440 3.440 215 sq. ft. Total 289,059 150,800 3. Landscaping/Open Space - Includes greenbelt pedestrian path along both sides of collector street. Interior atriums in each unit for private use. Public open space has been maintained around each multifamily detached dwelling unit and combined into a major open space centrally located landsape pedestrian path. Open Space Private Space ................... .195 Acres Common Space ....................8,973 Acres Total 9.168 Acres 4. Development Schedule Phase I - Construction begins Christmas of 1985. Units constructed at market absorption rate. July 9, 1985 SUBDIVISIONS Item No. 9 - Continued Phase II - Construction begins in summer of 1986, completed in late 1987. Phase III - Construction begins in late fall 1987, units constructed at market absorption rate. C. Enqineering Comments (1) Dedicate right-of-way and improve Rainwood Road to collector standards. (2) Submit internal drainage and detention plan. D. Analysis Staff was very much prohibited in its review of the item due the applicant's failure to comply with the site plan submission requirements as stated in the Zoning Ordinance. The site plan needs to be properly detailed. Staff is also concerned that the plan appears to be quite dense. E. Staff Recommendation Staff defers recommendation until further information is received. SUBDIVISION COMMITTEE REVIEW: The Committee reviewed the item. The applicant submitted a more detailed site plan. The issues were identified as involving: (1) the proposed access/turning lane to Hinson Road; (2) a 6 -foot fence and landscaped buffer on the west adjacent to the abutting residential; and (3) development on the various portions of the plan and how each relates to the density allowed in "MF -12" and "0-2." Water Works - The easement should be designated to be also for utilities. On-site fire line and hydrants will be required. Pro -rata charge applies. July 9, 1985 SUBDIVISIONS Item No. 9 - Continued PLANNING COMMISSION ACTION: The applicant, Mr. Nooner, was present. There were no objectors in attendance. The staff offered a specific recommendation on the application as follows: (1) that the 10 acre "MF -12" site be limited to that density with no multistory buildings, (2) that the 1102" site be limited to one multistory apartment building, 52 units total and the nursing home/restaurant annex, (3) that -the basic design concept be retained. However, Mr. Bob Wickard, a nearby owner and developer, offered concerns about the project and his brief notice of the proposal. Mr. Nooner made a brief presentation and responded to the staff density analysis and recommendations. A general discussion followed resulting in a motion to defer the request to August 13, 1985. The motion passed by a vote of: 7 ayes, 0 noes and 4 absent.