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HomeMy WebLinkAboutZ-6453-B Staff AnalysisFILE NO_: Z -6453-B NAME: Value Health Short -form PD -R LOCATION: On the Southwest corner of Labette Drive and Barrow Road DEVELOPER: Dr. Betty Orange 5100 West 12th Street Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineer 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 6.27 acres CURRENT ZONING LOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS. 1 MF -18 Multi -family — 18 units per acre - v - FT. NEW STREET: 0 L.F. Senior Assisted Living Facility - 220 units VARIAN CESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is requesting a rezoning of this site from MF -18 to PD -R to allow this 6.27 -acre site to be developed as a 220 -unit senior citizen adult living facility. The units are proposed as one -bedroom units. The site plan includes the place of 220 parking spaces. Each of the units will have an independent kitchen facility. The development will not have on-site food preparation. A nursing station will be located on site and a small satellite medical office. Limited transportation will be provided for the residents. FILE NO.: Z-6453-B(Cont.) 19 C C EXISTING CONDITIONS: The site is tree covered, sloping upward to the southwest. There are multi -family units located to the west of the site accessed from Labette Manor Drive. There is a nursing home located to the north of the site adjacent to John Barrow Road. A POD is located on the corner of Labette and John Barrow Road currently housing medical equipment sales and service with a new building constructed south of the POD (currently zoned 0-3) for an automobile customizing business. Also south of the site is an approved POD, the site of a branch facility for the Central Arkansas Library System. Labette Drive dead -ends into the site. The street has been constructed with curb and gutter adjacent to Lots 1 and 2, which were previously final platted. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 -feet of the site, the John Barrow Neighborhood Association, the Twin Lakes "B" Property Owners Association, the Campus Place Neighborhood Association and the Twin Lakes B Special Improvement District were notified of the public hearing. ENGINEERING COMMENTS: Public Works Conditions: 1. Labette Drive is shown on the Master Street Plan as a collector street. Provide a 60 -foot right-of-way and design of a 36 -foot wide street from back of curb to back of curb with sidewalk at time of development. 2. Labette Drive is shown on the Master Street Plan as a collector street. The proposed street design does not comply with the minimum horizontal radius requirement of 275 feet for a collector street. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. Submittal of a Sketch Grading and Drainage Plan is required per Section 29-186 (e). 5. A round a bout should be constructed on Labette Drive on the west side of development. 6. The median on the north side driveway of development should be narrowed to approximately 10 feet wide or removed. The maximum width of a driveway is 36 feet. 7. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6 FILE NO.: Z --5453-B (Cont. 8. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main on site must be relocated prior to construction. Indicate the location of the existing sewer main and easement on the site plan. Capacity Analysis Required for this project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of 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. It appears that existing water facilities will need to be relocated. That work would be done at the expense of the developer. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. M LE NO.: Z -6453-B (Cont. F. ISSUES/TECHN ICAUDESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Multi -Family and Mixed Office Commercial for this property. The applicant has applied for a Planned Development Residential for a senior assisted residential development. The request does not require a change to the Land Use Plan. The majority of the project lies within the Multi -Family Planned area. Master Street Plan: Labette Drive is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and may require street improvements. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Bicycle Plan: The closest bike route lies along Romine Road and Tanya Drive and is a Class II. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing & Neighborhood revitalization Goal listed an objective of "To enhance housing opportunities for seniors in the area." This application could work toward fulfilling this goal. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The site plan doesn't allow for the nine (9) foot minimum landscape and buffer strip along the eastern perimeters of the site and a small portion along the northeastern area. 3. The street buffer width along the site should average twenty-nine foot in width and in no case less than fourteen foot. The proposed site plan does not meet this average along the northern perimeter of the site. 4. A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands. These interior landscape islands must be at least 300 square feet in area and be generally evenly distributed. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 2 FILE NO.: Z -6453-B G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating clarification of the proposed development was needed. Staff questioned the proposed employee mix, the services to be offered, and the number of staff per shift. Staff stated any proposed signage was required to be shown on the proposed site plan along with a note concerning the proposed height and area. Staff also questioned the indicated number of parking spaces. Staff stated if the development was proposed as elderly housing, the indicated parking was substantially more than the parking typically required by the ordinance. Public Works comments were addressed. Staff stated the right of way for Labette Drive should be indicated at 60 -feet with 36 -feet of pavement. Staff also stated the indicated curve radius did not meet current ordinance requirements. Mr. McGetrick stated the right-of-way was dedicated with the final platting of the Value Health Addition. Staff stated a round -a -bout would be required on Labette Drive on the west side of the development. Mr. McGetrick stated he would review this request and get back with staff concerning this comment. Landscaping comments were addressed. Staff stated the indicated landscaping strip along the eastern perimeter was not adequate to meet the minimum ordinance requirements. Staff also stated the street buffer width along the site did not average the 29 -foot width along the northern perimeter. Staff noted the vehicular use area must provide interior landscaping islands or a variance from City Beautiful Commission was required. 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 most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated a round -about as requested by staff and increased the perimeter landscaping to comply with the typical minimum ordinance standards. The applicant has provided the proposed employee mix and the number of staff per shift. The applicant has indicated services to be offered for the residents. The provided response indicates the development will be senior citizen assisted adult living facility with all residents being at least 56 years or older to live in the facility except for one designated apartment for a staff nurse and a designated apartment of an on-site manager. The kitchen will not be a full service kitchen and the only food preparation on site will be for special events. The kitchen will be limited to reheating of prepared foods from off-site. 5 FILE NO.: Z -6453-B The facility will provide limited transportation of seniors on planned outings and activities, however, it is the intent of the facility to partner/work closely with facilities such as Baptist Hospital, Second Baptist Church, Dr. Alonzo Williams and other medical provider in the area to provide medical transportation and community outing activity projects. The facility will partner with Baptist Hospital to provide patient care on an as needed basis and to provide continuing medical education and screening for all residents. There will be a nursing station on site with a small satellite medical office. Gates at the entrances to the development will be installed and controlled parking for the resident's vehicles is proposed. The site plan indicates the placement of 162 parking spaces. The development is proposed with a total of 220 units, which would typically require the placement of 110 parking spaces for elderly housing. The indicated parking is more than adequate to serve the development. A single sign has been located near the entrance to the proposed development. The signage is consistent with signage allowed in multi -family zones or a maximum of six feet in height and thirty-two square feet in area. The site plan indicates the building with three stories and a maximum building height of 40 -feet. The site is currently zoned MF -18 which typically allows for the placement of a 35 -foot tall building. Staff is supportive of the indicated building height. The site plan indicates the site containing 6.84 acres with 76,200 square feet of building coverage and 46,200 square feet of open space. The site plan also indicates any site lighting will be low level and directional, directed into the site and away from residentially zoned or used properties. The applicant has indicated development as a gated community. Staff has concerns with the placement of gates on the site. Based on the current design of the site, there is not adequate maneuvering area for gating the development. Staff recommends the development not be gated. Staff is supportive of the proposed development. The applicant is requesting a rezoning of this site from MF -18 to PD -R to allow this 6.84 -acre site as a 220 -unit senior citizen adult assisted living facility. Staff feels the development of the facility as proposed should have minimal impact on the adjoining properties. STAFF RECOMMENDATIO Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above report. A NO.: Z -6453-B (Cont. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated in response to issues raised at the January 26, 2006, Subdivision Committee meeting, the applicant submitted a revised site plan to staff addressing most of the technical concerns related to the site layout but had not addressed staff concerns regarding the proposed use of the property. Staff presented a recommendation the item be deferred to the March 30, 2006, public hearing to allow the applicant additional time to provide staff with the requesting information concerning the specifics of the proposed use of the site. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating they were requesting the item be deferred to the May 11, 2006, public hearing to allow staff time to forward a Master Street Plan Amendment request to the Commission to address a concern raised by the Neighborhood. Staff stated the applicant was agreeable to the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There has been no change in this application request since the previous public hearing. Staff continues to recommend approval of the PD -R request. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were two 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, F and H of the agenda staff report. Mr. Pat McGetrick was present representing the applicant. He stated the developers were requesting the development of the property as an assisted living facility. He stated the developers were requesting gating of the development but would move the gates back into the parking lot to not back automobiles onto the public right-of-way. N FILE NO.: Z -6453-B Ms. Viola Belton addressed the Commission in opposition of the request. She stated the neighborhood would prefer the development to be gated to protect the neighborhood and the residents. Ms. Bernetta Levy addressed the Commission in opposition of the request. She stated the residents were assured the development would be gated and felt a gate was critical to the development. There was a general discussion concerning the request and the development of the site as an assisted living facility. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 May 11, 2006 ITEM NO.: G FILE NO.: Z -6453-B NAME: Value Health Short -form PD -R LOCATION: On the Southwest corner of Labette Drive and Barrow Road DEVELOPER: Dr. Betty Orange 5100 West 12th Street Little Rock, AR 72204 ENGINEER: McGetrick and McGetrick Engineer 10 Otter Creek Court, Suite A Little Rock, AR 72210 AREA: 6.27 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 MF -18 Multi -family —18 units per acre -m FT. NEW STREET: 0 L.F. Senior Assisted Living Facility - 220 units VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is requesting a rezoning of this site from MF -18 to PD -R to allow this 6.27 -acre site to be developed as a 220 -unit senior citizen adult living facility. The units are proposed as one -bedroom units. The site plan includes the place of 220 parking spaces. Each of the units will have an independent kitchen facility. The development will not have on-site food preparation. A nursing station will be located on site and a small satellite medical office. Limited transportation will be provided for the residents. May 11, 2006 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z -6453-B B. EXISTING CONDITIONS: The site is tree covered, sloping upward to the southwest. There are multi -family units located to the west of the site accessed from Labette Manor Drive. There is a nursing home located to the north of the site adjacent to John Barrow Road. A POD is located on the corner of Labette and John Barrow Road currently housing medical equipment sales and service with a new building constructed south of the POD (currently zoned 0-3) for an automobile customizing business. Also south of the site is an approved POD, the site of a branch facility for the Central Arkansas Library System. Labette Drive dead -ends into the site. The street has been constructed with curb and gutter adjacent to Lots 1 and 2, which were previously final platted. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 -feet of the site, the John Barrow Neighborhood Association, the Twin Lakes "B" Property Owners Association, the Campus Place Neighborhood Association and the Twin Lakes B Special Improvement District were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Labette Drive is shown on the Master Street Plan as a collector street. Provide a 60 -foot right-of-way and design of a 36 -foot wide street from back of curb to back of curb with sidewalk at time of development. 2. Labette Drive is shown on the Master Street Plan as a collector street. The proposed street design does not comply with the minimum horizontal radius requirement of 275 feet for a collector street. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. Submittal of a Sketch Grading and Drainage Plan is required per Section 29-186 (e). 5. A round a bout should be constructed on Labette Drive on the west side of development. 6. The median on the north side driveway of development should be narrowed to approximately 10 feet wide or removed. The maximum width of a driveway is 36 feet. 7. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2 May 11, 2006 SUBDIVISION ITEM NO.: G(Cont.) FILE NO.: Z -6453-B 8. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right- of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main on site must be relocated prior to construction. Indicate the location of the existing sewer main and easement on the site plan. Capacity Analysis Required for this project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of 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. It appears that existing water facilities will need to be relocated. That work would be done at the expense of the developer. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures -for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 3 May 11, 2006 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: 2-6453-B F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Multi -Family and Mixed Office Commercial for this property. The applicant has applied for a Planned Development Residential for a senior assisted residential development. The request does not require a change to the Land Use Plan. The majority of the project lies within the Multi -Family Planned area. Master Street Plan: Labette Drive is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and may require street improvements. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Bicycle Plan: The closest bike route lies along Romine Road and Tanya Drive and is a Class II. Ci Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing & Neighborhood revitalization Goal listed an objective of "To enhance housing opportunities for seniors in the area." This application could work toward fulfilling this goal. Landscape 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The site plan doesn't allow for the nine (9) foot minimum landscape and buffer strip along the eastern perimeters of the site and a small portion along the northeastern area. 3. The street buffer width along the site should average twenty-nine foot in width and in no case less than fourteen foot. The proposed site plan does not meet this average along the northern perimeter of the site. 4. A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands. These interior landscape islands must be at least 300 square feet in area and be generally evenly distributed. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 4 May 11, 2006 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z -6453-B G. SUBDIVISION COMMITTEE COMMENT: (January 26, 2006) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating clarification of the proposed development was needed. Staff questioned the proposed employee mix, the services to be offered, and the number of staff per shift. Staff stated any proposed signage was required to be shown on the proposed site plan along with a note concerning the proposed height and area. Staff also questioned the indicated number of parking spaces. Staff stated if the development was proposed as elderly housing, the indicated parking was substantially more than the parking typically required by the ordinance. Public Works comments were addressed. Staff stated the right of way for Labette Drive should be indicated at 60 -feet with 36 -feet of pavement. Staff also stated the indicated curve radius did not meet current ordinance requirements. Mr. McGetrick stated the right-of-way was dedicated with the final platting of the Value Health Addition. Staff stated a round -a -bout would be required on Labette Drive on the west side of the development. Mr. McGetrick stated he would review this request and get back with staff concerning this comment. Landscaping comments were addressed. Staff stated the indicated landscaping strip along the eastern perimeter was not adequate to meet the minimum ordinance requirements. Staff also stated the street buffer width along the site did not average the 29 -foot width along the northern perimeter. Staff noted the vehicular use area must provide interior landscaping islands or a variance from City Beautiful Commission was required. 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 most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated a round -about as requested by staff and increased the perimeter landscaping to comply with the typical minimum ordinance standards. The applicant has provided the proposed employee mix and the number of staff per shift. The applicant has indicated services to be offered for the residents. The provided response indicates the development will be senior citizen assisted adult living facility with all residents being at least 56 years or older to live in the facility except for one designated apartment for a staff nurse and a designated apartment of an on-site manager. The kitchen will not be a full service kitchen R May 11, 2006 SUBDIVISION ITEM NO.: G (Cont.) FILE NO.: Z -6453-B and the only food preparation on site will be for special events. The kitchen will be limited to reheating of prepared foods from off-site. The facility will provide limited transportation of seniors on planned outings and activities, however, it is the intent of the facility to partner/work closely with facilities such as Baptist Hospital, Second Baptist Church, Dr. Alonzo Williams and other medical provider in the area to provide medical transportation and community outing activity projects. The facility will partner with Baptist Hospital to provide patient care on an as needed basis and to provide continuing medical education and screening for all residents. There will be a nursing station on site with a small satellite medical office. Gates at the entrances to the development will be installed and controlled parking for the resident's vehicles is proposed. The site plan indicates the placement of 162 parking spaces. The development is proposed with a total of 220 units, which would typically require the placement of 110 parking spaces for elderly housing. The indicated parking is more than adequate to serve the development. A single sign has been located near the entrance to the proposed development. The signage is consistent with signage allowed in multi -family zones or a maximum of six feet in height and thirty-two square feet in area. The site plan indicates the building with three stories and a maximum building height of 40 -feet. The site is currently zoned MF -18 which typically allows for the placement of a 35 -foot tall building. Staff is supportive of the indicated building height. The site plan indicates the site containing 6.84 acres with 76,200 square feet of building coverage and 46,200 square feet of open space. The site plan also indicates any site lighting will be low level and directional, directed into the site and away from residentially zoned or used properties. The applicant has indicated development as a gated community. Staff has concerns with the placement of gates on the site. Based on the current design of the site, there is not adequate maneuvering area for gating the development. Staff recommends the development not be gated. Staff is supportive of the proposed development. The applicant is requesting a rezoning of this site from MF -18 to PD -R to allow this 6.84 -acre site as a 220 -unit senior citizen adult assisted living facility. Staff feels the development of the facility as proposed should have minimal impact on the adjoining properties. LV May 11, 2006 SUBDIVISION ITEM NO.: G (Cont.) I. STAFF RECOMMENDATION: F2IIl: V1G1W,ds WI' -3 Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above report. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated in response to issues raised at the January 26, 2006, Subdivision Committee meeting, the applicant submitted a revised site plan to staff addressing most of the technical concerns related to the site layout but had not addressed staff concerns regarding the proposed use of the property. Staff presented a recommendation the item be deferred to the March 30, 2006, public hearing to allow the applicant additional time to provide staff with the requesting information concerning the specifics of the proposed use of the site. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating they were requesting the item be deferred to the May 11, 2006, public hearing to allow staff time to forward a Master Street Plan Amendment request to the Commission to address a concern raised by the Neighborhood. Staff stated the applicant was agreeable to the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: There has been no change in this application request since the previous public hearing. Staff continues to recommend approval of the PD -R request. ►/ May 11, 2006 SUBDIVISION ITEM NO.: G (Cont. FILE NO.: Z -6453_B PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. There were two 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, F and H of the agenda staff report. Mr. Pat McGetrick was present representing the applicant. He stated the developers were requesting the development of the property as an assisted living facility. He stated the developers were requesting gating of the development but would move the gates back into the parking lot to not back automobiles onto the public right-of-way. Ms. Viola Belton addressed the Commission in opposition of the request. She stated the neighborhood would prefer the development to be gated to protect the neighborhood and the residents. Ms. Bernetta Levy addressed the Commission in opposition of the request. She stated the residents were assured the development would be gated and felt a gate was critical to the development. There was a general discussion concerning the request and the development of the site as an assisted living facility. A motion was made to approve the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 0 ITEM NO.: 14 Z -6453-B NAME: Value Health Short -form PD -R LOCATION: on the Southwest corner of Labette Drive and Barrow Road Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. The site contains 6.84 acres and is proposed with the development of 220 units of elderly housing and 220 parking spaces. The density proposed is 32.16 units per acre. Provide details of the type of facility the development is proposed as. - 3. s:3. Correct the spelling of Labette Drive on the site plan. 4. Will there be any ancillary services provided such as transportation, recreation, dining facilities. 5. Provide the employee mix for the development. Provide the number of employees anticipated for each shift. Will there be nursing staff on site? 6. The site plan indicates a total building height of 40 -feet. The building height typically allowed in MF -18 is 35 -feet. 7. Provide the total building coverage in the general notes section of the site plan. Provide the total areas designated as open space and common space in the general notes section of the site plan. 8. The dumpster is located adjacent to the residential units to the south. Relocate the dumpster away from the residential units. 9. Provide the square footage of the storage building and the purpose of the building. 10. The site plan indicates the placement of a gate at the Labette entrance. What is the purpose of the gate? Will there be gates located at all the entrances. If so indicated the location of the gates, call boxes, turn -around. 11. The site plan indicates the placement of 220 parking spaces. The parking typically required for an elderly housing development is 0.5 spaces per unit or 110 parking spaces. 12.Multi-family development typically requires 1,200 square feet per unit or 264,000 square feet. The development includes a total of 196,208 square feet. 13. Provide details of any propose signage. The ordinance typically allows the placement signage not to exceed six feet in height and 32 square feet in area. Variance/Waivers: None requested, Public Works Conditions: 1. Labette Drive is shown on the Master Street Plan as a collector street. Provide a 60 foot right-of-way and design of a 36 foot wide street from back of curb to back of curb with sidewalk at time of development. 2. Labette Drive is shown on the Master Street Plan as a collector street. The proposed street design does not comply with the minimum horizontal radius requirement of 275 feet for a collector street. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. Submittal of a Sketch Grading and Drainage Plan is required per Section 29-186 (e). 5. A round -a -bout should be constructed on Labette Drive on the west side of development. 6. The median on the north side driveway of development should be narrowed to approximately 10 feet wide or removed. The maximum width of a driveway is 36 feet. 7. 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. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 8. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfeld). 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer main on site must be relocated prior to construction. Indicate the location of the existing sewer main and easement on the site plan. Capacity Analysis Required for this project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter. : No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of 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. It appears that existing water facilities will need to be relocated. That work would be done at the expense of the developer. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Multi -Family and Mixed Office Commercial for this property. The applicant has applied for a Planned Development Residential for a senior assisted residential development. The request does not require a change to the Land Use Plan. The majority of the project lies within the Multi -Family Planned area. Master Street Plan: Labette Drive is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and may require street improvements. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. BicyclePlan: The closest bike route lies along Romine Road and Tanya Drive and is a Class II. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Housing & Neighborhood revitalization Goal listed an objective of "To enhance housing opportunities for seniors in the area." This application could work toward fulfilling this goal. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The site plan doesn't allow for the nine (9) foot minimum landscape and buffer strip along the eastern perimeters of the site and a small portion along the northeastern area. The street buffer width along the site should average twenty-nine foot in width and in no case less than fourteen foot. The proposed site plan does not meet this average along the northern perimeter of the site. A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping islands. These interior landscape islands must be at least 300 square feet in area and be generally evenly distributed. An automatic irrigation system to water landscaped areas will be required. 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. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revisedplat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006.