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HomeMy WebLinkAboutZ-4663-B Staff AnalysisFILE NO.: Z -4663-B NAME: McShane - Long -Form POD LOCATION: North side of Kanis Road, approximately 1,000 feet west of Bowman Road DEVELOPER: ENGINEER: McShane Corp. McGetrick & McGetrick Engineering 1333 Corporate Drive 319 East Markham St., Ste. 202 Irving, TX 75038 Little Rock, AR 72201 AREA: 6.98 acres NUMBER OF LOTS:'1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: PROPOSED USE: Assisted Senior Living Center and Associated Office Building VARIANCES/WAIVERS RE UESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property to POD to allow the construction of an assisted senior living center and associated office building. The proposed living center will be three (3) stories in height with approximately 120,000 square feet of floor area. The living center will be located within the northern two-thirds of the property and contain 136 rooms. The applicant is also proposing to construct a two-story office building near the southwest corner of the property. The office building will contain approximately 34,300 square feet of floor space. The applicant has noted that the proposed office building will be used to support the living center and contain medical facilities and other associated office uses. The applicant is proposing a total of 142 parking spaces for the development. The majority of the parking will be located at the east side of the office and living center buildings, with a small area of parking located at the northwest corner of the living center building. FILE B. C. E0 .. Z -4663-B (Cont. The applicant proposes to access the site utilizing two driveways from Kanis Road, one located near the southeast corner of the property and the other near the southwest corner. The drives will connect forming a loop along the north side of the living center building. A retaining wall will be constructed along the west side of the westernmost drive. The applicant has noted that site lighting will be low level and directed away from adjacent property. The applicant has also noted that signage and landscaping will conform with city ordinance. EXISTING CONDITIONS: The property is undeveloped and mostly wooded. The general area contains an assortment of single-family residential, office and commercial uses and zoning along this section of Kanis Road, west of Bowman Road. The Point West (Tracts B & C) - Preliminary Plat (Item #1 on this agenda) is located immediately west of this site, as is the Point West single- family residential neighborhood. The Wal-Mart/.Sam's development is located north of this site, with commercial and office uses to the south along Kanis Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. All property owners within 200 feet of the site as well as the Gibralter Heights/Point West/Timber Ridge and Parkway Place Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: Public Works Conditions: 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Show Cherry Brook and align main entry to Cherry Brook location. Other drive should be right -in & right -out. All drives should be minimum 25' from property line and 300' spacing minimum. 3. Construct improvements to 33' from centerline with 5' sidewalk at property line. E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility for details. 2 FILE NO.: Z -4663-B (Cont. AP&L: A 15 foot easement is requested around the perimeter of the property. ARKLA : No Comment. Southwestern Bell: A 5 foot utility easement is requested along the north, east and west property lines. Water: On site fire protection will be required off the 12" main on the south side of Kanis. Acreage & development fee, based on the size of connections, may apply. Pumps for fire & possibly for domestic service will be needed. RPZ backflow preventer required. Fire Department: 1. Place fire hydrants per city code. 2. Canopy must have a minimum clearance of 14 feet. 3. Contact Dennis Free at 918-3752 for further details. County Planning: No Comment received. LATA: Not currently served by Central Arkansas Transit. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District and is the site of a PCD dated August 1986. The current request is a POD in an area designated as MOC on the Land Use Plan. This request is generally in conformance with the Land Use Plan. This area is part of the Rock Creek Neighborhood Plan, which the Planning Commission approved on October 29, 1998. A Park/Open Space strip lies along the western property line in the abandoned right-of-way (approximately 25' width on their property). The intent of the Park/Open Space strip is to buffer the Single Family houses to the west from development on this site. Staff believes that the intent of the Park/Open Space strip could be achieved with the following conditions being placed on the POD: 1) There shall be a minimum of 25' non -disturbed strip along the property line behind the single family houses in Point West. 2) An additional 5 feet of area behind the proposed retaining wall shall be replanted. These two strips will total a minimum of 30 feet along the west property line to be used as buffer. 3) A Landscape Plan shall be submitted for these two areas listed above. The plan shall cover the following items: Plantings are to be evergreen trees and shrubs (keeping their leaves throughout the winter). Proper screening includes trees that retain their lower branches and shrubbery that is allowed to reach their mature height. Mature height should exceed the top of the fencing. Additional planting should be introduced into 25, undisturbed areas. All new plantings along this property line shall have irrigation system to insure proper growth. 3 FILE NO.: Z -4663-B (Cont. Fencing shall be placed 25, off the property line along the eastern border of the non -disturbed strip. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings are required to screen this development from the residential properties to the east and that portion of the western perimeter abutting residential property. Because of the proposed grade changes to the site, it will be necessary to provide cross sections to show proposed site and landscape treatments to be employed in this regard. A minimum of sixty percent of the 21 V2 foot wide land use buffers along the eastern and western portion abutting residential properties must remain in their natural state. This is a tree covered site and the City Beautiful Commission recommends saving as many of these trees as feasible. Extra credit toward compliance with the Landscape and Tree Protection Ordinance when saving trees of six inch caliper or larger can be given. Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS: As of this writing, there are two issues remaining which need to be resolved. The first issue relates to the future construction of Kanis Road, more specifically to the proposed driveway locations and median cut. The applicant has been working with Public Works on this issue and anticipates resolving it prior to the public hearing. The other issue relates to the Park/Open Space strip along the west property line as shown on the future land use plan. As noted in paragraph F - Planning Division Comments, staff feels that several conditions should be placed on the development along this west property line. The applicant has verbally agreed to all of the conditions as noted in paragraph F. Prior to the public hearing, the applicant will submit a revised site plan and a detailed landscape plan addressing these conditions. The City's Zoning Ordinance would typically required 147 parking spaces for this proposed development (79 spaces for the office use and 68 spaces for the living center use). The proposed site plan shows 142. spaces. Staff feels that 4 FILE NO.: Z -4663-B (Cont. the number of spaces proposed should be sufficient to serve the proposed development. Otherwise, staff can foresee no other outstanding issues associated with this site plan. Staff feels that the proposed POD is a workable development and with the proper treatment of the buffer area along the west property line, the development should have no adverse effect on the adjacent neighborhood or the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD zoning with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The issue relating to driveway locations needs to be resolved. 3. A revised site plan and detailed landscape plan must be submitted, showing compliance with the conditions as noted in Paragraph F - Planning Division Comments. 4. A construction fence must be installed along the east side of the 25 foot undisturbed buffer area along the west property line prior to clearing of the site. 5. No clearing or site preparation should take place prior to the issuance of a building permit. 6. Site lighting should be low-level and directed away from adjacent property. 7. Signage must conform to the Zoning Ordinance requirements for Office zoned property. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Pat McGetrick was present, representing the application. Staff briefly reviewed the proposed site plan with the Committee. Bob Turner, of Public Works, reviewed the Public Works requirements with the Committee. There was general discussion relating to driveway locations and location of a median cut. Mr. McGetrick stated that he would work with Public Works on this issue. The Park/Open Space strip along the west property line as shown on the Land Use Plan was briefly discussed. Staff stated that this area would be evaluated with proposed treatment of this buffer area to be determined. After the brief discussion, the Committee forwarded the application to the full Commission for resolution. 5 FILE NO.: Z -4663-B Cont. PLANNING COMMISSION ACTION: (DECEMBER 3, 1998) Pat McGetrick was present, representing the application. There were no objectors present. Staff gave a brief description of the POD and a recommendation of approval with conditions. Staff noted that the site must also comply with Ordinance No. 17,862 which limits excavation and grading along the Kanis Road Corridor. This was made a condition of approval. Staff also noted that the applicant had submitted a landscape plan and a revised site plan for the property, and that staff was comfortable with the plans. There was a brief discussion regarding the retaining wall which will be constructed along the west side of the westernmost drive. Mr. McGetrick explained that the wall would be approximately ten (10) feet tall at the highest point and would not extend the entire length of the property. There was additional discussion regarding the uses east of this site, including the size of the tract immediately east. A motion was made to approve the application as recommended by staff. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. ri December 3, 1998 ITEM NO.• 4 FILE NO.: Z -4663-B NAME: McShane - Long -Form POD LOCATION: North side of Kanis Road, approximately 1,000 feet west of Bowman Road DEVELOPER: ENGINEER: McShane Corp. McGetrick & McGetrick Engineering 1333 Corporate Drive 319 East Markham St., Ste. 202 Irving, TX 75038 Little Rock, AR 72201 AREA: 6.98 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: PROPOSED USE: Assisted Senior Living Center and Associated Office Building VARIANCES WAIVERS REQUESTED: None requested. A. PROPOSAWREQUEST: The applicant proposes to rezone the property to POD to allow the construction of an assisted senior living center and associated office building. The proposed living center will be three (3) stories in height with approximately 120,000 square feet of floor area. The living center will be located within the northern two-thirds of the property and contain 136 rooms. The applicant is also proposing to construct a two-story office building near the southwest corner of the property. The office building will contain approximately 34,300 square feet of floor space. The applicant has noted that the proposed office building will be used to support the living center and contain medical facilities and other associated office uses. The applicant is proposing a total of 142 parking spaces for the development. The majority of the parking will be located at the east side of the office and living center buildings, with a small area of parking located at the northwest corner of the living center building. December 3, 1998 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z -4563-B B. C. E. The applicant proposes to access the site utilizing two driveways from Kanis Road, one located near the southeast corner of the property and the other near the southwest corner. The drives will connect forming a loop along the north side of the living center building. A retaining wall will be constructed along the west side of the westernmost drive. The applicant has noted that site lighting will be low level and directed away from adjacent property. The applicant has also noted that signage and landscaping will conform with city ordinance. EXISTING CONDITIONS: The property is undeveloped and mostly wooded. The general area contains an assortment of single-family residential, office and commercial uses and zoning along this section of Kanis Road, west of Bowman Road. The Point West (Tracts B & C) - Preliminary Plat (Item #1 on this agenda) is located immediately west of this site, as is the Point West single- family residential neighborhood. The Wal-Mart/Sam's development is located north of this site, with commercial and office uses to the south along Kanis Road. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. All property owners within 200 feet of the site as well as the Gibralter Heights/Point West/Timber Ridge and Parkway Place Neighborhood Associations were notified of the public hearing. ENGINEERING COMMENTS: Public Works conditions: 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Show Cherry Brook and align main entry to Cherry Brook location. Other drive should be right -in & right -out. All drives should be minimum 25, from property line and 300' spacing minimum. 3. Construct improvements to 33' from centerline with 5' sidewalk at property line. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. Capacity Contribution Analysis 2 December 3, 1998 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-+4663--8 required. Contact Little Rock Wastewater Utility for details. AP&L: A 15 foot easement is requested around the perimeter of the property. ARKLA: No Comment. Southwestern Bell: A 5 foot utility easement is requested along the north, east and west property lines. Water: On site fire protection will be required off the 12- main on the south side of Kanis. Acreage & development fee, based on the size of connections, may apply. Pumps for fire & possibly for domestic service will be needed. RPZ backflow_preventer required. Fire Department: 1. Place fire hydrants per city code. 2. Canopy must have a minimum clearance of 14 feet. 3. Contact Dennis Free at 918-3752 for further details. County Planning: No Comment received. LATA: Not currently served by Central Arkansas Transit. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the Ellis Mountain Planning District and is the site of a PCD dated August 1986. The current request is a POD in an area designated as MOC on the Land Use Plan. This request is generally in conformance with the Land Use Plan. This area is part of the Rock Creek Neighborhood Plan, which the Planning Commission approved on October 29, 1998. A Park/Open Space strip lies along the western property line in the abandoned right-of-way (approximately 25' width on their property). The intent of the Park/Open Space strip is to buffer the Single Family houses to the west from development on this site. Staff -believes that the intent of the Park/Open Space strip could be achieved with the following conditions being placed on the POD: 1) There shall be a minimum of 25' non -disturbed strip along the property line behind the single family houses in Point West. 2) An additional 5 feet of area behind the proposed retaining wall shall be replanted.. These two strips will total a minimum of 30 feet along the west property line to be used as buffer.. 3) A Landscape Plan shall be submitted for these two areas listed above. The plan shall cover the following items: Plantings are to be evergreen trees and shrubs (keeping their leaves throughout the winter). Proper screening includes trees that retain their lower branches and shrubbery that is allowed to reach their mature height. 3 December 3, 1998 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z -4663-B Mature height should exceed the top of the fencing. Additional planting should be introduced into 25, undisturbed areas. All new plantings along this property line shall have irrigation system to insure proper growth. Fencing shall be placed 25' off the property line along the eastern border of the non -disturbed strip. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings are required to screen this development from the residential properties to the east and that portion of the western perimeter abutting residential property. Because of the proposed grade changes to the site, it will be necessary to provide cross sections to show proposed site and landscape treatments to be employed in this regard. A minimum of sixty percent of the 21 % foot wide land use buffers along the eastern and western portion abutting residential properties must remain in their natural state. This is a tree covered site and the City Beautiful Commission recommends saving as many of these trees as feasible. Extra credit toward compliance with the Landscape and Tree Protection Ordinance when saving trees of six inch caliper or larger can be given. Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS• As of this writing, there are two issues remaining which need to be resolved. The first issue relates to the future construction of Kanis Road, more specifically to the proposed driveway locations and median cut. The applicant has been working with Public Works on this issue and anticipates resolving it prior to the public hearing. The other issue relates to the Park/Open Space strip along the west property line as shown on the future land use plan. As noted in paragraph F - Planning Division Comments, staff feels that several conditions should be placed on the development along this west property line. The applicant has verbally agreed to all of the conditions as noted in paragraph F. Prior to the public hearing, the applicant 4 December 3, 1998 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO • Z -4663-B will submit a revised site plan and a detailed landscape plan addressing these conditions. The City's Zoning Ordinance would typically required 147 parking spaces for this proposed development (79 spaces for the office use and 68 spaces for the living center use). The proposed site plan shows 142 spaces. Staff feels that the number of spaces proposed should be sufficient to serve the proposed development. Otherwise, staff can foresee no other outstanding issues associated with this site plan. Staff feels that the proposed POD is a workable development and with the proper treatment of the buffer area along the west property line, the development should have no adverse effect on the adjacent neighborhood or the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD zoning with the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The issue relating to driveway locations needs to be resolved. 3. A revised site plan and detailed landscape plan must be submitted, showing compliance with the conditions as noted in Paragraph F - Planning Division Comments. 4. A construction fence must be installed along the east side of the 25 foot undisturbed buffer area along the west property line prior to clearing of the site. 5. No clearing or site preparation should take place prior to the issuance of a building permit. 6. Site lighting should be low-level and directed away from adjacent property. 7. Signage must conform to the Zoning Ordinance requirements for Office zoned property. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Pat McGetrick was present, representing the application. Staff briefly reviewed the proposed site plan with the Committee. Bob Turner, of Public Works, reviewed the Public Works requirements with the Committee. There was general discussion relating to driveway locations and location of a median cut. Mr. McGetrick stated that he would work with Public Works on this issue. 5 December 3, 1998 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -4663-B The Park/Open Space strip along the west property line as shown on the Land Use Plan was briefly discussed. Staff stated that this area would be evaluated with proposed treatment of this buffer area to be determined. After the brief discussion, the Committee forwarded the application to the full Commission for resolution. PLANNING COMMISSION ACTION: (DECEMBER 3, 1998) Pat McGetrick was present, representing the application. There were no objectors present. Staff gave a brief description of the POD and a recommendation of approval with conditions. Staff noted that the site must also comply with Ordinance No. 17,862 which limits excavation and grading along the Kanis Road Corridor. This was made a condition of approval. Staff also noted that the applicant had submitted a landscape plan and a revised site plan for the property, and that staff was comfortable with the plans. There was a brief discussion regarding the retaining wall which will be constructed along the west side of the westernmost drive. Mr. McGetrick explained that the wall.would be approximately ten (10) feet tall at the highest point and would not extend the entire length of the property. There was additional discussion regarding the uses east of this site, including the size of the tract immediately east. A motion was made to approve the application as recommended by staff. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 6