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HomeMy WebLinkAboutZ-6532-B Staff AnalysisAugust 26, 2004 I , . ITEM NO.: 17 _ FILE NO.: (Z -6532-B NAME: Arkansas Teachers Retirement Revised Long -form PRD LOCATION: Located on the Northeast corner of Cantrell Road and Townsend Street DEVELOPER: Arkansas Teachers Retirements C/o White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 72 Acres RRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 7 ..K Retirement Village Revised PRD FT. NEW STREET: 0 Creation of a seven lot plat with the current review of proposed Lots 1 and 7 as residential uses VARIAN CESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999 rezone the site from R-2 and MF -18 to PRD to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village — Long - form PRD. The proposal included the rezoning of 71.9 acres from R-2 and MF -18 to PRD to allow for the development of the Arkansas Teachers Retirement Village, a stepped -care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. August 26, 2004 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z -6532-B There were 23 independent living cottages located within the western portion of the property, with the main retirement center located within the center and eastern portions of the property. The following was a synopsis of the proposed project: Main Facility Independent living — 300 units, 4 stories Assisted living —100 units, 4 stories Skilled nursing facility —100 beds, 2 stories Alzheimer facility — 30 beds, 1 story Village Center and Activities — 44,000 square feet, 1 story 523 parking spaces Independent Living Cottages: 23 cottages Cottage garages — 34 parking spaces On -street visitor parking at cottages 46 spaces A single access point from Chenal Valley Drive was proposed, with a fire lane access at the southwest corner of the property, near the cottages. The proposed site plan indicated a large amount of green space, which was to be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. In March of 2002 the Arkansas Teachers Retirement System decided to reevaluate the project. ATRS decided to proceed with excavating to the finished grade indicated and approved on the site grading plan, extending sewer lines to the site, drainage construction, seeding and erosion control, power and telephone utility crossing the site were installed underground and no additional trees were to be removed from the site except those necessary to install utilities. A restoration plan was submitted to the City for approval. The applicant adhered to City's requirements in the restoration of the site and the developer's obligations were met. A. PROPOSAUREQUEST: The applicant is now proposing an amendment to the approved PRD to allow the creation of an eight lot plat and the review of proposed Lots 2 and 8. The applicant has indicated Lot 2 will be developed as an assisted living facility. Proposed Lot 8 has been indicated for garden style patio homes. The applicant has also indicated all uses will remain similar to the multi -unit residential retirement facility as approved on the original PRD. The developer is licensed by the State of Arkansas Department of Long Term Care as an Assisted Living Level II facility, and as such will provide or arrange services according to the individual needs or residents. The facility will boast 32 2 August 26, 2004 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z -6532-B In C. ❑C one bedroom apartments and 48 studio apartments. The single story structure will be equipment with emergency nurse call system and fire and smoke barrier separation as required by state and local code. The facility will provide dining services, three meals per day, for the residents and guest only. The facility will provide laundry and housekeeping services. The facility will also provide laundry facilities in a personal laundry area. Transportation to scheduled appointments will be provided to the residents. Activity outings will also be planned for the residents. The applicant has indicated the development will be developed with public streets. The original approval included the development of private streets. The applicant has indicated all improvements and right-of-way necessary to meet the current Master Street Plan will be met. All utilities are currently extended to the site. Storm water detention requirements have been provided in a regional facility for the entire development. EXISTING CONDITIONS: The site is a vacant site and most of the interior trees were cleared as a part of the original approval. The applicant did replant several interior trees and reseed the site as a part of the restoration plan. A regional detention facility is located near Chenal Valley Drive. Chenal Valley Drive has been constructed to Master Street Plan standard with curb and gutter. There is not a sidewalk in place along the property frontage. NEIGHBORHOOD COMMENTS: The Margeaux Property Owners Association, all property owners located within 200 -feet of the site and all residents located within 300 -feet of the site who could be identified were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents concerning the proposed request. Most have indicated a development similar to the original approval was not objectionable. ENGINEERING COMMENTS: Public Works: 1. The project is located on a collector street that meets standard. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. This would apply to the Chenal Valley Drive and for internal commercial streets. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the 3 August 26, 2004 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -6532-B public right-of-way prior to occupancy. 4. 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. 5. An existing pond is provided for storm water detention. 6. The entrance median needs to be moved back from the right-of-way of Chenal Valley Drive (40 -feet is suggested). Please contact Traffic Engineering at 379-1818 if you have any questions. 7. For the Garden Home Site, a minimum 45 -foot right-of-way or easement width is required with a minimum 24 -foot street width as measured from the back of curb to the back of curb. 8. Prepared 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING. Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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. Locations of water mains are different than shown on the plans. Central Arkansas Water waterline and access easements are not shown. Water main extension will be required in order to provide service to this property. Required relocation or adjustment of water facilities would be done at the expense of the developer. A maximum of five (5) feet of cover will be allowed over the existing water mains. If the Central Arkansas Water communication line across this site needs to be relocated that work also will be done at the expense of the developer. Water service and access to facilities must be maintained during this development. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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. C! August 26, 2004 SUBDIVISION ITEM NO.: 17 (Cont. F G. FILE NO.: Z -6532-B Fire Department: Place fire hydrants per code. Gates must maintain a 20 -foot opening. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. ISSUES/TECHNICAUDESIGN: Planninq Division: This request is located in the Chenal Land Use Plan shows Multi Family and Single Family applicant has applied for a PRD for a retirement village densities. Planning District. The for this property. The of buildings with mixed The request does not require a change to the Land Use Plan for those lots that development as specified. At a later date if additional revisions to the PRD are made, a land use plan amendment may be required at that time. Master Street Plan: Chenal Valley Drive is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and street improvements. A Collector street is the traffic connection from residential streets to arterials or to activity centers, with the secondary function of providing access to adjoining property. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide for the eight -percent interior landscaping required by the Landscape Ordinance. Interior landscaping is required to be generally evenly distributed. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development indicating the request was to create a eight lot plan and the review of two of the proposed lots. Staff stated proposed Lot 2 was to contain an assisted living facility and proposed Lot 8 was to contain 5 August 26, 2004 SUBDIVISION ITEM NO.: 17 FILE NO.. Z -6532 - garden style homes. Staff stated the desire of the developers was to maintain the same retirement village design as the previous proposal but to include the development on individual lots to allow for multiple owners of the development. Staff requested Mr. White provide additional information concerning the proposed site plan and the proposed uses of the site. Staff questioned the number of beds proposed within the facility and any ancillary services to be provided. Staff also requested the applicant provide the maximum building height in the general notes section and to dimension all building setbacks from the property lines. Staff requested the applicant provide details of the proposed signage on the site plan. Public Works comments were addressed. Staff stated if the proposed streets were to be public streets the widths and sidewalks would be required to meet the current Master Street Plan requirement. Staff also stated the existing pond would provide the required storm water detention for the site. Landscaping comments were addressed. Staff noted the plan submitted did not provide for the eight percent interior landscaping required by the Landscape Ordinance. Staff stated interior landscaping would be required to be evenly distributed through the site. 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 plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the proposed uses of the site as a retirement village concept with various developer developing individual lots. The applicant has indicated the maximum building height as 35 -feet and the revised site plan includes dimensions of all building setbacks. The applicant has indicated a single ground mounted sign to be located in the front yard area consistent with signage allowed in multi -family zones or a maximum of six feet in height and thirty-two square feet in area. The applicant has revised the site plan to include the landscaping comments. The site plan includes the required eight percent interior landscaping required by the Landscape Ordinance. The applicant has indicated all internal streets to be public streets. The applicant has stated all streets widths will meet the current Master Street Plan standard. There are no gates proposed as a part of the development. August 26, 2004 SUBDIVISION ITEM NO.: 17 (Cont. FILE NO.: Z -6532-B The applicant is proposing to amend the previously approved PRD to allow the creation of an eight lot plat and the review of proposed Lots 2 and 8. The applicant has indicated Lot 2 will be developed as an assisted living facility. Proposed Lot 8 has been indicated for garden style patio homes. The applicant has also indicated all uses will remain similar to the multi -unit residential retirement facility as approved on the original PRD. The site will be developed as a assisted living level II facility, which will provide or arrange services according to the individual needs or residents. The facility will contain 32 one bedroom apartments and 48 studio apartments. The single story structure will be equipment with emergency nurse call system and fire and smoke barrier separation as required by state and local code. The facility will provide dining services, three meals per day, for the residents and their guest only. The facility will provide laundry and housekeeping services. The facility will also provide laundry facilities in a personal laundry area. Transportation to scheduled appointments will be provided to the residents. Activity outings will also be planned for the residents. Staff is supportive of the applicant's request. The proposed site plan includes the placement of 65 parking spaces on the site. The typical minimum parking required for a facility of this type would be 80 parking spaces or one space per bed. Staff is supportive of the applicant's proposed parking plan. Staff does not feel the reduced number of parking spaces will have an adverse impact on the area. It is anticipated few if any of the residents will have their own transportation thus freeing up parking for guest and employees. The applicant has indicated a conceptual plan for the development of proposed Lot 8 with garden style homes. The site plan includes the placement of 35 garden style homes on the site. The units are proposed as attached and detached homes. The lot contains 14.28 acres, which would result in a density similar to single-family (2.45 units per acre). Staff is supportive of the applicant's conceptual plan for the placement of the indicated homes on proposed Lot 8. Proposed Lots 1, 3 — 7 will be reviewed by the Commission and the Board of Directors as final development plans are completed. The indicated lots range in size from 3.53 acres to 15.16 acres which staff feels sufficient for development of the desired housing types. To staffs knowledge there are no outstanding issues associated with the proposed request. The applicant has indicated the desired development to be similar in concept as the previous approval. Staff feels the placement of a retirement village on the site with individual lots as opposed to the development under a single ownership will have minimal impact on the adjoining properties. 7 August 26, 2004 SUBDIVISION ITEM NO.: 17(Cont.)FILE NO.: Z -6532-B STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. E:1 FILE NO.: Z -6532-B NAME: Arkansas Teachers Retirement Revised Long -form PRD LOCATION: Located on the Northeast corner of Rahling Road and Chenal Valley Drive DEVELOPER: Arkansas Teachers Retirements C/o White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 72 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 7 Wall Retirement Village Revised PRD FT. NEW STREET: 0 Creation of a seven lot plat with the current review of proposed Lots 1 and 7 as residential uses VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999 rezone the site from R-2 and MF -18 to PRD to allow the establishment of a Planned Residential Development titled Arkansas Teachers Retirement Village — Long - form PRD. The proposal included the rezoning of 71.9 acres from R-2 and MF -18 to PRD to allow for the development of the Arkansas Teachers Retirement Village, a stepped -care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. FILE NO.: Z -6532-B Cant. There were 23 independent living cottages located within the western portion of the property, with the main retirement center located within. the center and eastern portions of the property. The following was a synopsis of the proposed project: Main Facility Independent living — 300 units, 4 stories Assisted living —100 units, 4 stories Skilled nursing facility — 100 beds, 2 stories Alzheimer facility — 30 beds, 1 story Village Center and Activities — 44,000 square feet, 1 story 523 parking spaces Independent Living Cottages: 23 cottages Cottage garages — 34 parking spaces On -street visitor parking at cottages 46 spaces A single access point from Chenal Valley Drive was proposed, with a fire lane access at the southwest corner of the property, near the cottages. The proposed site plan indicated a large amount of green space, which was to be undisturbed, along with a proposed lake, walking trails and a lakeside pavilion. In March of 2002 the Arkansas Teachers Retirement System decided to reevaluate the project. ATRS decided to proceed with excavating to the finished grade indicated and approved on the site grading plan, extending sewer lines to the site, drainage construction, seeding and erosion control, power and telephone utility crossing the site were installed underground and no additional trees were to be removed from the site except those necessary to install utilities. A restoration plan was submitted to the City for approval. The applicant adhered to City's requirements in the restoration of the site and the developer's obligations were met. A. PROPOSALIREQUEST: The applicant is now proposing an amendment to the approved PRD to allow the creation of an eight lot plat and the review of proposed Lots 2 and 8. The applicant has indicated Lot 2 will be developed as an assisted living facility. Proposed Lot 8 has been indicated for garden style patio homes. The applicant has also indicated all uses will remain similar to the multi -unit residential retirement facility as approved on the original PRD. The developer is licensed by the State of Arkansas Department of Long Term Care as an Assisted Living Level II facility, and as such will provide or arrange services according to the individual needs or residents. The facility will boast 32 one bedroom apartments and 48 studio apartments. The single story structure 2 FILE NO.: Z-6532-B(Cont.) will be equipment with emergency nurse call, system and fire and smoke barrier separation as required by state and local code. The facility will provide dining services, three meals per day, for the residents and guest only. The facility will provide laundry and housekeeping services. The facility will also provide laundry facilities in a personal laundry area. Transportation to scheduled appointments will be provided to the residents. Activity outings will also be planned for the residents. The applicant has indicated the development will be developed with public streets. The original approval included the development of private streets. The applicant has indicated all improvements and right-of-way necessary to meet the current Master Street Plan will be met. All utilities are currently extended to the site. Storm water detention requirements have been provided in a regional facility for the entire development. B. EXISTING CONDITIONS: The site is a vacant site and most of the interior trees were cleared as a part of the original approval. The applicant did replant several interior trees and reseed the site as a part of the restoration plan. A regional detention facility is located near Chenal Valley Drive. Chenal Valley Drive has been constructed to Master Street Plan standard with curb and gutter. There is not a sidewalk in place along the property frontage. C. NEIGHBORHOOD COMMENTS: The Margeaux Property Owners Association, all property owners located within 200 -feet of the site and all residents located within 300 -feet of the site who could be identified were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents concerning the proposed request. Most have indicated a development similar to the original approval was not objectionable. D. ENGINEERING COMMENTS: Public Works: 1. The project is located on a'collector street that meets standard. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. This would apply to the Chenal Valley Drive and for internal commercial streets. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. M FILE NO.: Z -6532-B cont. 4. 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. 5. An existing pond is provided for storm water detention. 6. The entrance median needs to be moved back from the right-of-way of Chenal Valley Drive (40 -feet is suggested). Please contact Traffic Engineering at 379-1818 if you have any questions. 7. For the Garden Home Site, a minimum 45 -foot right-of-way or easement width is required with a minimum 24 -foot street width as measured from the back of curb to the back of curb. 8. Prepared 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Ener : Approved as submitted. 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. Locations of water mains are different than shown on the plans. Central Arkansas Water waterline and access easements are not shown. Water main extension will be required in order to provide service to this property. Required relocation or adjustment of water facilities would be done at the expense of the developer. A maximum of five (5) feet of cover will be allowed over the existing water mains. If the Central Arkansas Water communication line across this site needs to be relocated that work also will be done at the expense of the developer. Water service and access to facilities must be maintained during this development. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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: Place fire hydrants per code. Gates must maintain a 20 -foot opening. Contact the Little Rock Fire Department at 918-3752 for additional information. 4 FILE NO.: Z-5532-8 Cont. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multi Family and Single Family for this property. The applicant has applied for a PRD for a retirement village of buildings with mixed densities. The request does not require a change to the Land Use Plan for those lots that development as specified. At a later date if additional revisions to the PRD are made, a land use plan amendment may be required at that time. Master Street Plan: Chenal Valley Drive is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and street improvements. A Collector street is the traffic connection from residential streets to arterials or to activity centers, with the secondary function of providing access to adjoining property. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide for the eight -percent interior landscaping required by the Landscape Ordinance. Interior landscaping is required to be generally evenly distributed. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) Mr. Joe White was present representing the request. Staff presented an overview of the proposed development indicating the request was to create a eight lot plan and the review of two of the proposed lots. Staff stated proposed Lot 2 was to contain an assisted living facility and proposed Lot 8 was to contain garden style homes. Staff stated the desire of the developers was to maintain the same retirement village design as the previous proposal but to include the development on individual lots to allow for multiple owners of the development. Staff requested Mr. White provide additional information concerning the proposed site plan and the proposed uses of the site. Staff questioned the number of beds proposed within the facility and any ancillary services to be provided. Staff also 5 FILE NO.: Z-6532-B(Cont.) requested the applicant provide the maximum building height in the general notes section and to dimension all building setbacks from the property lines. Staff requested the applicant provide details of the proposed signage on the site plan. Public Works comments were addressed. Staff stated if the proposed streets were to be public streets the widths and sidewalks would be required to meet the current Master Street Plan requirement. Staff also stated the existing pond would provide the required storm water detention for the site. Landscaping comments were addressed. Staff noted the plan submitted did not provide for the eight percent interior landscaping required by the Landscape Ordinance. Staff stated interior landscaping would be required to be evenly distributed through the site. 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 plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has indicated the proposed uses of the site as a retirement village concept with various developer developing individual lots. The applicant has indicated the maximum building height as 35 -feet and the revised site plan includes dimensions of all building setbacks. The applicant has indicated a single ground mounted sign to be located in the front yard area consistent with signage allowed in multi -family zones or a maximum of six feet in height and thirty-two square feet in area. The applicant has revised the site plan to include the landscaping comments. The site plan includes the required eight percent interior landscaping required by the Landscape Ordinance. The applicant has indicated all internal streets to be public streets. The applicant has stated all streets widths will meet the current Master Street Plan standard. There are no gates proposed as a part of the development. The applicant is proposing to amend the previously approved PRD to allow the creation of an eight lot plat and the review of proposed Lots 2 and 8. The applicant has indicated Lot 2 will be developed as an assisted living facility. Proposed Lot 8 has been indicated for garden style patio homes. The applicant has also indicated all uses will remain similar to the multi -unit residential retirement facility as approved on the original PRD. The site will be developed as a assisted living level II facility, which will provide or arrange services according to the individual needs or residents. The facility will contain 32 one bedroom apartments and 48 studio apartments. The single story A FILE NO.: Z -6532-B Cont. structure will be equipment with emergency nurse call system and fire and smoke barrier separation as required by state and local code. The facility will provide dining services, three meals per day, for the residents and their guest only. The facility will provide laundry and housekeeping services. The facility will also provide laundry facilities in a personal laundry area. Transportation to scheduled appointments will be provided to the residents. Activity outings will also be planned for the residents. Staff is supportive of the applicant's request. The proposed site plan includes the placement of 65 parking spaces on the site. The typical minimum parking required for a facility of this type would be 80 parking spaces or one space per bed. Staff is supportive of the applicant's proposed parking plan. Staff does not feel the reduced number of parking spaces will have an adverse impact on the area. It is anticipated few if any of the residents will have their own transportation thus freeing up parking for guest and employees. The applicant has indicated a conceptual plan for the development of proposed Lot 8 with garden style homes. The site plan includes the placement of 35 garden style homes on the site. The units are proposed as attached and detached homes. The lot contains 14.28 acres, which would result in a density similar to single-family (2.45 units per acre). Staff is supportive of the applicant's conceptual plan for the placement of the indicated homes on proposed Lot 8. Proposed Lots 1, 3 — 7 will be reviewed by the Commission and the Board of Directors as final development plans are completed. The indicated lots range in size from 3.53 acres to 15.16 acres which staff feels sufficient for development of the desired housing types. To staffs knowledge there are no outstanding issues associated with the proposed request. The applicant has indicated the desired development to be similar in concept as the previous approval. Staff feels the placement of a retirement village on the site with individual lots as opposed to the development under a single ownership will have minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 7 FILE NO.: Z -6532-B (Cont.) There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. ITEM NO.: 17 NAME: Arkansas Teachers Retirement Revised Long -form PRD FILE NO.: Z -6532-B LOCATION: located on the Northeast corner of Cantrell Road and Townsend Street 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. 2. Provide the acreages of Lots 1 — 7 on the proposed site plan. 3. Provide details of ancillary services to be provided on the site such as laundry facilities, transportation, and common dining facilities. 4. Provide the number of beds proposed. 5. If the proposed use of the site an assisted living facility or a nursing home facility? 6. Provide a note in the general notes section of the maximum building height of the proposed building. 7. Dimension all building setbacks on the proposed site plan. 8. Provide details of any proposed signage on the site plan including height/area/location. 9. Will there be a dumpster located on the site? If so indicate the locations along with a note concerning the required screening. Variance/Waivers: None requested. ' Public Works - 1 . orks:1. The project is located on a collector street that meets standard. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. This would apply to the Chenal Valley Drive and for internal commercial streets. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. 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. 5. An existing pond is provided for storm water detention. 6. The entrance median needs to be moved back from the right-of-way of Chenal Valley Drive (40 -feet is suggested). Please contact Traffic Engineering at 379-1818 if you have any questions. 7. For the Garden Home Site, a minimum 45 -foot right-of-way or easement width is required with a minimum 24 -foot street width as measured from the back of curb to the back of curb. _V4- 8. Prepared 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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received - Center -Point EneEg Approved as submitted. 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. Locations of water mains are different than shown on the plans. Central Arkansas Water waterline and access easements are not shown. Water main extension will be required in order to provide service to this property. Required relocation or adjustment of water facilities would be done at the expense of the developer. A maximum of five (5) feet of cover will be allowed over the existing water mains. If the Central Arkansas Water communication line across this site needs to be relocated that work also will be done at the expense of the developer. Water service and access to facilities must be maintained during this development. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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: Place fire hydrants per code. Gates must maintain a 20 -foot opening. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment. CATA: No comment received. Planning_ Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multi Family and Single Family for this property. The applicant has applied for a PRD for a retirement village of buildings with mixed densities. The request does not require a change to the Land Use Plan for those lots that development as specified. At a later date if additional revisions to the PRD are made, a land use plan amendment may be required at that time. Master Street Plan: Chenal Valley Drive is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and street improvements. A Collector street is the traffic connection from'residential streets to arterials or to activity centers, with the secondary function of providing access to adjoining property. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The plan submitted does not provide for the eight -percent interior landscaping required by the Landscape Ordinance. Interior landscaping is required to be generally evenly distributed. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised platlplam Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004.