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HomeMy WebLinkAboutZ-5806 Staff AnalysisMay 3, 1994 ITEM NO.: D FILE NO.: Z-5806 NAME: PERKINS SUBDIVISION, LOT 1 -- SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: On the east side of S. Bowman Rd., approximately 0.5 miles north of W. 36th. St. DEVELOPER: ENGINEER: ST. CHARLES HEALTH CARE CENTERS MCGETRICK ENGINEERING 610 Towson 11225 Huron Ln., Suite 200 Fort Smith, AR 72902 Little Rock, AR 72211 783-5191 223-9900 AREA: 5.0 ACRES NUMBER OF LOTS: I FT_ NEW STREET: 0 ZONING: R-2 PROPOSED USES: Nursing Home Facility PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant has submitted plans representing a proposal for development of a nursing home facility, and requesting a PCD in order to accomplish the objective. A. PROPOSALIREOIIEST: Review by the Planning Commission and approval by the Board of Directors is requested for establishment of a PCD in order to develop a nursing home facility on the site. No variances are requested. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The terrain is rolling, with the center of the site being about 20 feet lower than the northeast corner and the southwest corner of the property. The existing zoning is R-2, with R-2 zoning being the only zoning in the area. May 3, 1994 SUBDIVISION ITEM NO.: D Continued FILE NO.: Z-5806 C. ENGINEERING/UTILITY COMMENTS: Engineering reports that the developer will be required to dedicate right-of-way along and to construct Master Street Plan improvements on Bowman Rd. The Stormwater Detention and Excavation Ordinances are applicable. Water Works reports that a water main extension will be required. Wastewater reports that a sewer main extension, with easements, will be required. A capacity contribution analysis is required. Contact Wastewater Utility for details. Arkansas Power & Light Co., Arkansas Louisiana Gas Co., and Southwestern Bell Telephone Co. approved the plan without comment. The Fire Department requests that the drive through/drop-off lane be a minimum of 18 feet in width. Landscape review reports that a 6 foot high opaque screen will be required to screen the site from the residential properties to the north, south, and east. The screen can be a wood "good neighbor" fence or dense evergreen plantings. D. ISSUESILEGAL/TECHNICAL/DESIGN: The submittals to date are deficient: 1) No project narrative has been submitted; therefore, staff cannot complete the review process and cannot present the applicants proposal and request; 2) The landscaping plan has not been furnished for review; 3) The preliminary plat information is incomplete; and, 4) The preliminary Bill of Assurance has not been submitted. The Planning Staff reports that the site is in the I-430 Planning District. The Land Use Plan recommends low density multi -family uses in the area. The Planning staff believes that a nursing home can meet the intent of low density multi -family residential use intended. E. ANALYSIS: Staff is unable to present a complete proposal and request on behalf of the applicant without the project narrative. The narrative establishes the parameters within which the review is performed and the approval is considered. Without the narrative, the character of the proposed development cannot be reviewed and the requirements for the PCD cannot 2 May 3, 1994 SUBDIVISION ITEM NO.: D (Continued) FILE NO.: Z-_5806 be set. Long-term enforcement of requirements of the PCD would not be possible, since no description of the character of the proposed development exist. F. STAFF RECOMMENDATIONS: Staff recommends deferral of the request until the required submittals are presented. SUBDIVISION COMMITTEE COMMENT: (MARCH 3, 1994) A representative of the applicant and Pat McGetrick, the project engineer, were present. Staff presented the plan and outlined the request. The Committee reviewed with Mr. McGetrick the comments cited in the discussion outline. Mr. McGetrick responded that he would make the needed changes. The Committee forwarded the request to the Commission for the public hearing. PLANNING COMMISSION ACTION: (MARCH 22, 1994) Staff reported that the applicant had submitted a letter, dated March 21, 1994, seeking a deferral of the hearing of the request to the May 3, 1994 Commission meeting. The request was included on the Consent Agenda for deferral, and was approved with the vote of'10 ayes, no noes, 0 absent, and 1 abstention. Staff reported that the Commission Bylaws require the applicant to request a deferral at least five (5) days prior to the Hearing, and that a waiver of the Bylaws requirement needed to be approved. The waiver passed with the vote of 10 ayes, no nays, 0 absent, and 1 abstention. SUBDIVISION COMMITTEE COMMENT: (APRIL 14, 1994) The applicant was represented by Mr. Tom Cole, a real estate agent. The project engineer, Mr. Pat McGetrick, was present. Mr. McGetrick reported that the applicant was seeking approval of a PCD in order to construct a nursing home facility. Proposed is a 2 -phase development: the first phase would be the construction of a 40,588 square foot building containing 70 beds; the second phase would add 6,750 square feet and an additional 38 beds. The building would be one story. Sixty-seven parking spaces are proposed, and, according to Mr. McGetrick, this is more than adequate parking for this type facility. Building coverage is 19% of the site for the first phase, increasing to 22% with the addition of phase 2 construction. The required right-of-way 3 May 3, 1994 SUBDIVISION ITEM NO.: D Antinued FILE NO.: 2-$806 along the Bowman Road frontage will be dedicated, and one-half the width of Bowman Road will be improved to Master Street Plan requirements. The Stormwater Detention and Excavation Ordinances will be observed. The requirements of the Landscaping Ordinance will be met. Construction of the first phase is expected to being upon approval of the PCD; the second phase will follow as demand warrants. The committee reviewed with representatives of the applicant the comments in the discussion outline. Mr. McGetrick indicated that there would be no problem complying with the requirements. Staff indicated a hesitancy to support the design, since the plan provides for the dumpster service and can wash areas along the east property line, while a new residential subdivision has recently been approved for the land directly to the east of and abutting the proposed nursing home. Mr. McGetrick responded that these service areas would be moved to the north side of the building. The Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: (MAY 3, 1994) Staff presented the item, and reported that thg!-re'were no issues to be resolved. The applicant had agreed to relocate the dumpster and can wash area to the north side of the building, and two objectors at previous hearing have submitted written letters indicating that they have no objection to the development. Winrock, staff related, also indicated that, even though they are in the process of developing a new residential subdivision which will abut the east boundary of the proposed nursing home development, they have no objection to the PCD. Mr. Pat McGetrick, the project engineer, reviewed the request with the Commission and reiterated staff comments regarding the relocation of the dumpster and can wash. He also indicated that the hours for service of the dumpster and for can wash will be 7:00 AM to 6:00 PM. He related that Public Works has agreed to review the need for a right-in/right-out drive at the north end of the property depending on the sight distance which will be achieved when the road is widened and the right-of-way is cleared. Commissioner Oleson asked for verification that the issues discussed at the Subdivision Committee meeting had been addressed regarding the relocation of the dumpster, can wash, hours of service, and landscaping. 4 May 3, 1994 SVBDIVIsION ITEM NO.: D Continued FILE NO.: Z-5886 Mr. McGetrick responded that there had been an agreement on the developer's part make the changes and stipulations required. Bob Brown, of the Neighborhoods and Planning staff, responded to Commissioner Oleson's inquiry regarding the landscaping issue. He reported that the revised plan meets all landscaping and buffer requirements. He said, though, that the dumpster must be enclosed on at least 3 sides with an 8 foot high fence. Commissioner Oleson asked for clarification on the status of the objectors who had been present at the previous meeting. Staff related that these objectors had withdrawn their objection by letters to staff. A motion was made and seconded to recommend approval of the PCD, and the item passed with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 61 1. Meeting Date: June 7, 1994 2. Case No.: Z-5806 3. Request_: Establish PERKINS SUBDIVISION, LOT 1 -- SHORT -FORM PCD 4. Location: On the east side of S. Bowman Rd., approximately 0.5 mile north of W. 36th. St. 5. OwnerlAnplicant: St. Charles Health Care Centers 6. Existing -Status: The land is undeveloped and zoned R-2 7. Pro osed Use: Nursing Home 8. Staff Recommendation: Approval 9. Planning Commission Recommendation: Approval 10.' Conditions or Issues Remaining -to be Resolved: None 11. Right -of -Way Issues: None 12. Recommendation Forwarded with: The vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions 13. Objectors: None 14. Neighborhood Contact Person/Others: Dennis Johnson, President, Sandpiper Property Owners'"Association; Bryan K. Cranford; Elis Williamson. 15. Neighborhood Plan: I-430 (11) FILE NO.: Z-5806 NAME: PERKINS SUBDIVISION, LOT 1 -- SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: On the east side of S. Bowman Rd., approximately 0.5 miles north of W. 36th. St. DEVELOPER: ENGINEER• ST. CHARLES HEALTH CARE CENTERS MCGETRICK ENGINEERING 610 Towson 11225 Huron Ln., Suite 200 Fort Smith, AR 72902 Little Rock, AR 72211 783-5191 223-9900 AREA: 5.0 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING• R-2 PLANNING DISTRICT: 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: STATEMENT OF PROPOSAL: PROPOSED USES: None Nursing Home Facility The applicant has submitted plans representing ',A proposal for development of a nursing home facility, and -requesting a PCD in order to accomplish the objective. A. PROPOSALRE VEST: Review by the Planning Commission and approval by the Board of Directors is requested for establishment of a PCD in order to develop a nursing home facility on the site. No variances are requested. B. EXISTING CONDITIONS: The site is undeveloped and wooded. The terrain is rolling, with the center of the site being about 20 feet lower than the northeast corner and the southwest corner of the property. The existing zoning is R-2, with R-2 zoning being the only zoning in the area. C. ENGINEERINGIUTILITY COMMENTS: Engineering reports that the developer will be required ta, dedicate right-of-way along and to construct Master Street Plan improvements on Bowman Rd. The Stormwater Detention and Excavation Ordinances are applicable. FILE NO._ Z-5806 Continued Water Works reports that a water main extension will be required. Wastewater reports that a sewer main extension, with easements, will be required. A capacity contribution analysis is required. Contact Wastewater Utility for details. Arkansas Power & Light Co., Arkansas Louisiana Gas Co., and Southwestern Bell Telephone Co. approved the plan without comment. The Fire Department requests that the drive through/drop-off lane be a minimum of 18 feet in width. Landscape review reports that a 6 foot high opaque screen will be required to screen the site from the residential properties to the north, south, and east. The screen can be a wood "good neighbor" fence or dense evergreen plantings. D. ISSUES/LEGAL/TECHNICAL/DE_SIGN: The submittals to date are deficient: 1) No project narrative has been submitted; therefore, staff cannot complete the review process and cannot present the applicants proposal and request; 2) The landscaping plan has not been furnished for review; 3) The preliminary plat information is incomplete; and, 4) The preliminary Bill of Assurance has not been submitted. The Planning Staff reports that the site is in the I-430 Planning District. The Land Use Plan recommends low density multi -family uses in the area. The Planning staff believes that a nursing home can meet the intent of low density multi -family residential use intended. E. ANALYSIS: Staff is unable to present a complete proposal and request on behalf of the applicant without the project narrative. The narrative establishes the parameters within which the review is performed and the approval is considered. Without the narrative, the character of the proposed development cannot be reviewed and the requirements for the PCD cannot be set. Long-term enforcement of requirements of the PCD would not be possible, since no description of the character of the proposed development exist. F. STAFF RECOMMENDATIONS: Staff recommends deferral of the request until the required submittals are presented. 2 FILE NO.: Z-5806 (Continued) SUBDIVISION COMMITTEE COMMENT: (MARCH 3, 1994) A representative of the applicant and Pat McGetrick, the project engineer, were present. Staff presented the plan and outlined the request. The Committee reviewed with Mr. McGetrick the comments cited in the discussion outline. Mr. McGetrick responded that he would make the needed changes. The Committee forwarded the request to the Commission for the public hearing. PLANNING COMMISSION ACTION: (MARCH 22, 1994) Staff reported that the applicant had submitted a letter, dated March 21, 1994, seeking a deferral of the hearing of the request to the May 3, 1994 Commission meeting. The request was included on the Consent Agenda for deferral, and was approved with the vote of 10 ayes, no noes, 0 absent, and 1 abstention. Staff reported that the Commission Bylaws require the applicant to request a deferral at least five (5) days prior to the Hearing, and that a waiver of the Bylaws requirement needed to be approved. The waiver passed with the vote of 10 ayes, no nays, 0 absent, and 1 abstention. SUBDIVISION COMMITTEE COMMENT: (APRIL 14, 1994) The applicant was represented by Mr. Tom Cole,.a real estate agent. The project engineer, Mr. Pat McGetrick, was present. Mr. McGetrick reported that the applicant was seeking approval of a PCD in order to construct a nursing home facility. Proposed is a 2 -phase development: the first phase would be the construction of a 40,588 square foot building containing 70 beds; the second phase would add 6,750 square feet and an additional 38 beds. The building would be one story. Sixty-seven parking spaces are proposed, and, according to Mr. McGetrick, this is more than adequate parking for this type facility. Building coverage is 19% of the site for the first phase, increasing to 22% with the addition of phase 2 construction. The required right-of-way along the Bowman Road frontage will be dedicated, and one-half the width of Bowman Road will be improved to Master Street Plan requirements. The Stormwater Detention and Excavation Ordinances will be observed. The requirements of the Landscaping Ordinance will be met. Construction of the first phase is expected to being upon approval of the PCD; the second phase will follow as demand warrants. The committee reviewed with representatives of the applicant the comments in the discussion outline. Mr. McGetrick indicated that there would be no problem complying with the requirements. - 01 FILE NO.: Z-5806 (Continued) Staff indicated a hesitancy to support the design, since the plan provides for the dumpster service and can wash areas along the east property line, while a new residential subdivision has recently been approved for the land directly to the east of and abutting the proposed nursing home. Mr. McGetrick responded that these service areas would be moved to the north side of the building. The Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: (MAY 3, 1994) Staff presented the item, and reported that there were no issues to be resolved. The applicant had agreed to relocate the dumpster and can wash area to the north side of the building, and two objectors at previous hearing have submitted written letters indicating that they have no objection to the development. Winrock, staff related, also indicated that, even though they are in the process of developing a new residential subdivision which will abut the east boundary of the proposed nursing home development, they have no objection to the PCD. Mr. Pat McGetrick, the project engineer, reviewed the request with the Commission and reiterated staff comments regarding the relocation of the dumpster and can wash. He also indicated that the hour's for service of the dumpster and for can`wash will be 7:00 AM to 6:00 PM. He related that Public .Works has agreed to review the need for a right-in/right-out drive at the north end of the property depending on the sight distance which will be achieved when the road is widened and the right-of-way is cleared. Commissioner Oleson asked for verification that the issues discussed at the Subdivision Committee meeting had been addressed regarding the relocation of the dumpster, can wash, hours of service, and landscaping. Mr. McGetrick responded that there had been an agreement on the developer's part make the changes and stipulations required. Bob Brown, of the Neighborhoods and Planning staff, responded to Commissioner Oleson's inquiry regarding the landscaping issue. He reported that the revised plan meets all landscaping and buffer requirements. He said, though, that the dumpster must be enclosed on at least 3 sides with an 8 foot high fence. Commissioner Oleson asked for clarification on the status of the objectors who had been present at the previous meeting. Staff related that these objectors had withdrawn their objection by letters to staff. 4 FILE NO_: Z-5806 (Continued) A motion was made and seconded to recommend approval of the PCD, and the item passed with the vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions. 5