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HomeMy WebLinkAboutZ-4763-A Staff AnalysisFILE NO.: Z NAME: Briarwood Nursing Home Short -form PD -R and Easement Abandonment for an easement located along the common lot lines of Lot 1 Briarwood Nursing Home Subdivision and Lot 1 Parham View Addition LOCATION: Located at 516 South Rodney Parham Road DEVELOPER: Michael Morton Stites and Morton, Inc. 417 Rogers Avenue Fort Smith, AR 72901 SURVEYOR: Caster and Associates Land Surveying, Inc. 5208 Village Parkway, Suite 10 Rogers, AR 72758 Design Consultant: Gray Rock Consulting, Inc. 5208 Village Parkway, Suite 10 Rogers, AR 72758 AREA: 2.46 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: 0-3 and R-5 ALLOWED USES: Office and Multi -family PROPOSED ZONING. PD -R PROPOSED USE: Nursing home, Medicare Facility VARIANCES/WAIVERS REQUESTED: None requested. FILE NO.: Z -4763-A (Cont. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: C The site contains an existing nursing home fronting Rodney Parham Road and four (4) apartment buildings located to the west of the nursing home. The applicant is proposing to remove the apartment development and construct a new 30 -room Medicare wing as an addition to the existing nursing home facility. The redevelopment will also include the construction of 59 new parking spaces on the west side of the proposed building. The proposed parking spaces will accommodate the required parking for the new construction but will also provide additional parking for the existing use. The site plan indicates the placement of buffers along the southern and western perimeters less than typically allowed per the buffer ordinance. The site plan indicates the placement of a ten (10) foot building setback along the southern perimeter. The developer has indicated a park -like setting with elaborate hardscaping and landscaping will be included within the site to assist in the reduced landscape strip and buffering. In addition the developer has indicated areas of the site have been designed to retain large existing trees. The site is currently two (2) separate parcels with an easement located along the common lot line. The applicant is proposing with the request the abandonment of an existing utility easement located along this common lot line to allow the new construction. EXISTING CONDITIONS: The site contains the Briarwood Nursing Home and on the western portion of the site are four (4) apartment buildings which are proposed for demolition. North and east of the site are two (2) large apartment complexes and south and west of the site are two (2) separate religious facilities. This area includes a mix of office, commercial and residential uses. Approximately two (2) blocks to the west is the Sunnymeade Subdivision. Approximately two (2) blocks to the north is the West Markham/Rodney Parham commercial intersection. South of the site is Interstate 630. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of phone calls from the area residents and property owners requesting additional information. All property owners located within 200 feet site, all residents, who could be identified, located within 300 feet of the site and the Briarwood Neighborhood Association were notified of the public hearing. ii FILE NO.: Z -4763-A (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that 5th Street (West Capital Avenue) for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Stormwater detention ordinance applies to this property. Detention must be provided for the amount of proposed impervious surface compared to existing impervious surface. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity Analysis required prior to final platting. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas 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 3 FILE NO.: Z -4763-A (Cont. 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: Fire hydrants may be required for sprinkler system. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Residential High Density for this property. The applicant has applied for a rezoning to PD -R to allow the redevelopment of this site to allow an addition and construction of a new 30 -room Medicare wing to the existing nursing home. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the Briarwood Neighborhood Plan, but it does not address this issue. Master Street Plan: South Rodney Parham Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Rodney Parham Road since it is a Minor Arterial. West Capitol Avenue is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 0 FILE NO.: Z -4763-A (Cont. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A twenty-one foot (21') wide land use buffer is required to separate this proposed development from the residential property on the western perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The zoning buffer ordinance requires a nineteen -foot (19') wide land use buffer along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 4. The zoning buffer ordinance requires an average nineteen -foot (19) wide street buffer along West Capitol Avenue on the northern perimeter of the site. In no case shall the width fall below one half the distance or nine and one half foot in width (9'6"). 5. The landscape ordinance requires a nine -foot wide (9) landscape perimeter around the sites entirety. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 6. The property to the west and the south is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required both the southern and western perimeters of the site. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010) Mr. Phil Swope of Gray Rock Consulting was present representing the request. Staff presented the item stating there were a number of issues in need of addressing prior to the Commission acting on the request. Staff requested additional details for the proposed use of the center. Staff requested details of any existing or proposed signage. Staff requested Mr. Swope provide on the site plan and survey details of the existing nursing home. Staff also stated parking for the facility would be based on the number of existing and proposed beds. Staff requested Mr. Swope provide the number of existing beds within the nursing home. 5 FILE NO.: Z -4763-A Cont. Public Works comments were addressed. Staff stated right of way dedication would be required on West Capitol Avenue for the frontage of the property. Staff stated the stromwater detention ordinance would apply to the development of the property. Staff stated the issuance of a grading permit would be required prior to any construction activities on the site. Landscaping comments were addressed. Staff stated the site plan as presented did not comply with the City's buffer ordinance requirements. Staff stated the parking indicated along the western perimeter was located within the required landscape strip per the City's landscape ordinance. Staff stated the Planning Commission could approve variations from the buffer ordinance requirements. Staff stated variations from the Landscape Ordinance would require approval by the City Beautiful Commission. Staff stated screening would be required along the western and southern perimeters. Staff stated an automatic irrigation system would be required to water landscaped areas. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the September 2, 2010, Subdivision Committee meeting. The revised site plan indicates the use of the site as a rehabilitation facility with a maximum length of stay of 100 days, indicated there are 90 beds in the existing facility and 30 beds proposed for the new facility and indicated the existing nursing home facility will remain as a nursing home with the rehabilitation taking place in the new addition only. The applicant has indicated no new building signage is proposed. A new ground sign will be located at the entrance drive from West Capitol Avenue. The size of the sign has not been noted. Staff recommends the signage be limited to a maximum of six feet in height and sixty-four square feet in area. The site plan indicates 45 existing parking spaces and 59 parking spaces are proposed. The site is developed with a 90 -bed nursing home and there are an additional 30 -beds of rehabilitation proposed. The parking required for a convalescent home is one space per bed. The parking required for the development at completion would typically be 120 spaces. The site will contain 104 parking spaces upon completion. Although the parking is not adequate to meet the typical parking required for the use staff is supportive of the request. The existing parking is not adequate and with the new addition additional parking will be added to offset the current deficiency. 0 FILE NO.: Z -4763-A The revised site plan has addressed a number of issues related to the Landscape Ordinance requirements. The applicant has indicated the placement of a minimum nine (9) foot landscape strip around the site's perimeters. The site plan has not addressed the zoning buffer ordinance requirement of nineteen feet along Capitol Avenue and the southern perimeter nor the twenty-one foot land use buffer along the western perimeter. The site plan indicates a twelve foot six inch land use buffer along West Capitol and a nine (9) foot land use buffer along the southern perimeter. The western land use buffer is indicated at nine and one-half feet. The site plan indicates a note stating screening will be placed along these perimeters as required by the zoning ordinance. Staff is supportive of the buffers as requested. Although the property to the south and west are zoned residentially they are not residential uses. The site plan indicates adequate screening will be placed along these perimeters to lessen the impact on the abutting uses. The site plan indicates the dedication of five (5) feet of additional right of way along West Capitol Avenue as required per the Master Street Plan. The request includes the abandonment of an easement located along the common lot lines of the two parcels. The specific abandonment request includes the abandonment of a ten foot easement; five feet located on either side of on Lot 1 Briarwood Nursing Home Subdivision and Lot 1 Parham View Addition. There are no public utilities located in the easement. Public Works has not indicated the easement is required to be maintained as a drainage easement. Staff is supportive of the abandonment request. The site plan indicates the placement of a dumpster facility along the southern perimeter. The applicant has indicated the dumpster service hours will remain as currently exist. The dumpster is serviced six days per week. The service hours are not limited to daylight hours. The site plan indicates the maximum building height of the existing building is 35 -feet and the new structure is proposed 21 -feet in height. The construction materials are proposed similar to the materials of the existing nursing home. Staff is supportive of the request as proposed. Although the site plan does not fully comply with the typical buffer ordinance standards staff is supportive of the buffers as proposed. As indicated the landscape strips are adequate to meet the landscape ordinance requirements and will not require a variance from the City Beautiful Commission. The uses located to the south and west are religious uses with limited services and activities. To staff's knowledge there are no outstanding technical issues associated with the request in need of addressing. Staff feels the construction of a rehabilitation center on the site will not significantly impact the area. 7 FILE NO.: Z -4763-A (Cont. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the land use buffers as indicated on the site plan. Staff recommends signage be limited to signage allowed in office zones. Staff recommends approval of the abandonment request for the ten foot utility easement located along the common lot lines of Briarwood Nursing Home Subdivision and Parham View Subdivision. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) Mr. Phil Swope was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the land use buffers as indicated on the site plan. Staff presented a recommendation signage be limited to signage allowed in office zones. Staff also presented a recommendation of approval of the abandonment request for the ten foot utility easement located along the common lot lines of Briarwood Nursing Home Subdivision and Parham View Subdivision. There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. D September 23, 2010 ITEM NO.: 3 FILE NO.: Z -4763-A NAME: Briarwood Nursing Home Short -form PD -R and Easement Abandonment for an easement located along the common lot lines of Lot 1 Briarwood Nursing Home Subdivision and Lot 1 Parham View Addition LOCATION Located at 516 South Rodney Parham Road DEVELOPER: Michael Morton Stites and Morton, Inc. 417 Rogers Avenue Fort Smith, AR 72901 SURVEYOR: Caster and Associates Land Surveying, Inc. 5208 Village Parkway, Suite 10 Rogers, AR 72758 Desian Consultant: Gray Rock Consulting, Inc. 5208 Village Parkway, Suite 10 Rogers, AR 72758 AREA: 2.46 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: 0-3 and R-5 ALLOWED USES Office and Multi -family PROPOSED ZONING: PD -R PROPOSED USE: Nursing home, Medicare Facility VARIANCES/WAIVERS REQUESTED- None requested. September 23, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -4763-A A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The site contains an existing nursing home fronting Rodney Parham Road and four (4) apartment buildings located to the west of the nursing home. The applicant is proposing to remove the apartment development and construct a new 30 -room Medicare wing as an addition to the existing nursing home facility. The redevelopment will also include the construction of 59 new parking spaces on the west side of the proposed building. The proposed parking spaces will accommodate the required parking for the new construction but will also provide additional parking for the existing use. The site plan indicates the placement of buffers along the southern and western perimeters less than typically allowed per the buffer ordinance. The site plan indicates the placement of a ten (10) foot building setback along the southern perimeter. The developer has indicated a park -like setting with elaborate hardscaping and landscaping will be included within the site to assist in the reduced landscape strip and buffering. In addition the developer has indicated areas of the site have been designed to retain large existing trees. The site is currently two (2) separate parcels with an easement located along the common lot line. The applicant is proposing with the request the abandonment of an existing utility easement located along this common lot line to allow the new construction. B. EXISTING CONDITIONS: The site contains the Briarwood Nursing Home and on the western portion of the site are four (4) apartment buildings which are proposed for demolition. North and east of the site are two (2) large apartment complexes and south and west of the site are two (2) separate religious facilities. This area includes a mix of office, commercial and residential uses. Approximately two (2) blocks to the west is the Sunnymeade Subdivision. Approximately two (2) blocks to the north is the West Markham/Rodney Parham commercial intersection. South of the site is Interstate 630. C. NEIGHBORHOOD COMMENTS.- As OMMENTS: As of this writing, staff has received a number of phone calls from the area residents and property owners requesting additional information. All property owners located within 200 feet site, all residents, who could be identified, located within 300 feet of the site and the Briarwood Neighborhood Association were notified of the public hearing. 1► September 23, 2010 SUBDIVISION ITEM NO.: 3 [Cont.] FILE NO.: Z-47 D. ENGINEERING COMMENTS. PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that 5th Street (West Capital Avenue) for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Stormwater detention ordinance applies to this property. Detention must be provided for the amount of proposed impervious surface compared to existing impervious surface. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity Analysis required prior to final platting. Contact Little Rock Wastewater Utility for additional information. Enter : No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas 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 K3 September 23, 2010 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z -4763-A 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: Fire hydrants may be required for sprinkler system. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Residential High Density for this property. The applicant has applied for a rezoning to PD -R to allow the redevelopment of this site to allow an addition and construction of a new 30 -room Medicare wing to the existing nursing home. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the Briarwood Neighborhood Plan, but it does not address this issue. Master Street Plan: South Rodney Parham Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Rodney Parham Road since it is a Minor Arterial. West Capitol Avenue is a 9 September 23, 2010 1;I IRni\moinm ITEM NO.: 3 (Co E NO.: Z -4763-A Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A twenty-one foot (21') wide land use buffer is required to separate this proposed development from the residential property on the western. perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The zoning buffer ordinance requires a nineteen -foot (19') wide land use buffer along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. 4. The zoning buffer ordinance requires an average nineteen -foot (19') wide street buffer along West Capitol Avenue on the northern perimeter of the site. In no case shall the width fall below one half the distance or nine and one half foot in width (9'6"). 5. The landscape ordinance requires a nine -foot wide (9) landscape perimeter around the sites entirety. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 6. The property to the west and the south is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required both the southern and western perimeters of the site. 7. An automatic irrigation system to water landscaped areas will be required. 8. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 9. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5 September 23, 2010 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-476 G. SUBDIVISION COMMITTEE COMMENT: (September 2, 2010) Mr. Phil Swope of Gray Rock Consulting was present representing the request. Staff presented the item stating there were a number of issues in need of addressing prior to the Commission acting on the request. Staff requested additional details for the proposed use of the center. Staff requested details of any existing or proposed signage. Staff requested Mr. Swope provide on the site plan and survey details of the existing nursing home. Staff also stated parking for the facility would be based on the number of existing and proposed beds. Staff requested Mr. Swope provide the number of existing beds within the nursing home. Public Works comments were addressed. Staff stated right of way dedication would be required on West Capitol Avenue for the frontage of the property. Staff stated the stromwater detention ordinance would apply to the development of the property. Staff stated the issuance of a grading permit would be required prior to any construction activities on the site. Landscaping comments were addressed. Staff stated the site plan as presented did not comply with the City's buffer ordinance requirements. Staff stated the parking indicated along the western perimeter was located within the required landscape strip per the City's landscape ordinance. Staff stated the Planning Commission could approve variations from the buffer ordinance requirements. Staff stated variations from the Landscape Ordinance would require approval by the City Beautiful Commission. Staff stated screening would be required along the western and southern perimeters. Staff stated an automatic irrigation system would be required to water landscaped areas. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the September 2, 2010, Subdivision Committee meeting. The revised site plan indicates the use of the site as a rehabilitation facility with a maximum length of stay of 100 days, indicated there are 90 beds in the existing facility and 30 beds proposed for the new facility and indicated the existing nursing home facility will remain as a nursing home with the rehabilitation taking place in the new addition only. n September 23, 2010 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: Z -4763-A The applicant has indicated no new building signage is proposed. A new ground sign will be located at the entrance drive from West Capitol Avenue. The size of the sign has not been noted. Staff recommends the signage be limited to a maximum of six feet in height and sixty-four square feet in area. The site plan indicates 45 existing parking spaces and 59 parking spaces are proposed. The site is developed with a 90 -bed nursing home and there are an additional 30 -beds of rehabilitation proposed. The parking required for a convalescent home is one space per bed. The parking required for the development at completion would typically be 120 spaces. The site will contain 104 parking spaces upon completion. Although the parking is not adequate to meet the typical parking required for the use staff is supportive of the request. The existing parking is not adequate and with the new addition additional parking will be added to offset the current deficiency. The revised site plan has addressed a number of issues related to the Landscape Ordinance requirements. The applicant has indicated the placement of a minimum nine (9) foot landscape strip around the site's perimeters. The site plan has not addressed the zoning buffer ordinance requirement of nineteen feet along Capitol Avenue and the southern perimeter nor the twenty-one foot land use buffer along the western perimeter. The site plan indicates a twelve foot six inch land use buffer along West Capitol and a nine (9) foot land use buffer along the southern perimeter. The western land use buffer is indicated at nine and one-half feet. The site plan indicates a note stating screening will be placed along these perimeters as required by the zoning ordinance. Staff is supportive of the buffers as requested. Although the property to the south and west are zoned residentially they are not residential uses. The site plan indicates adequate screening will be placed along these perimeters to lessen the impact on the abutting uses. The site plan indicates the dedication of five (5) feet of additional right of way along West Capitol Avenue as required per the Master Street Plan. The request includes the abandonment of an easement located along the common lot lines of the two parcels. The specific abandonment request includes the abandonment of a ten foot easement; five feet located on either side of on Lot 1 Briarwood Nursing Home Subdivision and Lot 1 Parham View Addition. There are no public utilities located in the easement. Public Works has not indicated the easement is required to be maintained as a drainage easement. Staff is supportive of the abandonment request. The site plan indicates the placement of a dumpster facility along the southern perimeter. The applicant has indicated the dumpster service hours will remain as 7 September 23, 2010 .qI IRni\/141nm ITEM NC.: 3 (Cont. FILE NO.: Z -4763-A currently exist. The dumpster is serviced six days per week. The service hours are not limited to daylight hours. The site plan indicates the maximum building height of the existing building is 35 -feet and the new structure is proposed 21 -feet in height. The construction materials are proposed similar to the materials of the existing nursing home. Staff is supportive of the request as proposed. Although the site plan does not fully comply with the typical buffer ordinance standards staff is supportive of the buffers as proposed. As indicated the landscape strips are adequate to meet the landscape ordinance requirements and will not require a variance from the City Beautiful Commission. The uses located to the south and west are religious uses with limited services and activities. To staff's knowledge there are no outstanding technical issues associated with the request in need of addressing. Staff feels the construction of a rehabilitation center on the site will not significantly impact the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the land use buffers as indicated on the site plan. Staff recommends signage be limited to signage allowed in office zones. Staff recommends approval of the abandonment request for the ten foot utility easement located along the common lot lines of Briarwood Nursing Home Subdivision and Parham View Subdivision. PLANNING COMMISSION ACTION: (SEPTEMBER 23, 2010) Mr. Phil Swope was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the land use buffers as indicated on the site plan. Staff presented a recommendation signage be limited to signage allowed in office zones.. Staff also presented a recommendation of approval of the abandonment request for the ten foot utility easement located along the common lot lines of Briarwood Nursing Home Subdivision and Parham View Subdivision. September 23, 2010 SUBDIVISION ITEM NO.: 3 (Cont. FILE NO.: Z -4763-A There was no further discussion of the item. The chair entertained a motion of approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 01 ITEM NO.: 3. Z -4763-A NAME: Briarwood Nursing Home Short -form PD -R and Easement Abandonment for an easement located along the common lot lines of Lot 1 Briarwood Nursing Home Subdivision and Lot 1 Parham View Addition LOCATION: located at 516 South Rodney Parham Road Planning Staff Comments: 1. Provide notification of all abutting property owners, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 8, 2010. The Office of Planning and Development must receive the proof of notice no later than September 17, 2010. 2. Provide details of the proposed rehab center — will this be for drug and alcohol rehab or medical rehab, what is the length of stay? 3. Provide the number of beds in the existing nursing home and the number of beds proposed for the new facility. The cover letter indicates the construction of a 30 - room Medicare wing addition. Parking for the use is based on the number of beds. One (1) space per bed is required. 4. Will the nursing home remain or is the entire use of the property as a rehab center? 5. The site plan and survey should include details of the existing nursing home located on Lot 1 including available parking located on Lot 1. 6. Provide the days and hours of dumpster service. 7. Provide a note on the site plan stating the maximum building height proposed for the existing and the new structure. 8. All site lighting must be low level and directional, directed downward and into the site. 9. Provide a signage plan. Include any existing signage and any new signage proposed to serve the development. The plan should include ground signage and building signage. Building signage should be addressed by providing the total square footage of signage proposed and the percentage of the facade area the signage is to cover of the wall the sign is located. Wall signage is only allowed on facades with public street frontage. Variance/Waivers: None requested. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that 5th Street (West Capital Avenue) for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Stormwater detention ordinance applies to this property. Detention must be provided for the amount of proposed impervious surface compared to existing impervious surface. Item # 3. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Capacity Analysis required prior to final platting. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas 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: Fire hydrants may be required for sprinkler system. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Item # 3. Parks and Recreation: No comment received. Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Residential High Density for this property. The applicant has applied for a rezoning to PD -R to allow the redevelopment of this site to allow construction of a new two (2) story, 30 -room Medicare wing addition to the existing nursing home. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is covered by the Briarwood Neighborhood Plan, but it does not address this issue. Master Street Plan: South Rodney Parham Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Rodney Parham Road since it is a Minor Arterial. West Capitol Avenue is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A twenty-one foot (21') wide land use buffer is required to separate this proposed development from the residential property on the western perimeter of the site. Currently, the western perimeter is not meeting this minimum requirement and this area is being graded and disturbed, and paved for parking. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The zoning buffer ordinance requires an average twenty-one foot (21') wide street buffer along Rodney Parham Road. Plan submitted doesn't reflect this area of the site being developed. Clarify the existing conditions of this property line and intentions. 4. The zoning buffer ordinance requires a nineteen -foot (19') wide land use buffer - along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is deficient and reflects both parking and a dumpster located within the area; revise. 5. The zoning buffer ordinance requires an average nineteen -foot (19') wide street buffer along West Capitol Avenue on the northern perimeter of the site. In no case shall the width fall below one half the distance or nine and one half foot in width (9'6"). 6. It appears (Parking Summary Legend on the plan), there is an excess of parking of nineteen spaces. If so, it is recommended to eliminate the parallel parking spaces Item # 3 along the western perimeter of the site. In doing so, both the landscape ordinance and the buffer ordinance can be easily adhered to. 7. The parking lot is also drawn with a twenty-four foot (24') wide backup area. This too, can be reduced to twenty -foot (20') allowing for additional green space. 8. The landscape ordinance requires a nine -foot wide (9') landscape perimeter around the sites entirety. Currently, this site appears to be deficient along all four (4) perimeters of the site. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 9. The property to the west and the south is zoned residential, therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required both the southern and western perimeters of the site. 10. An automatic irrigation system to water landscaped areas will be required. 11. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 12. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 8, 2010. Item # 3,