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HomeMy WebLinkAboutZ-6532-C Staff AnalysisFILE NO.: Z -6532-C NAME: Arkansas Teachers Retirement Revised Long -form PRD — Lot 6 LOCATION: Located on the East side of Chenal Valley Drive, just North of Rahling Road DEVELOPER: ATRSRP, LLC c/o Chris Barrier 425 West Capitol Avenue Little Rock, AR 72201 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 72.0 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 8 ..N Retirement Village Development Revised PRD FT. NEW STREET: 2300 Retirement Village Development — Lot 6 Nursing Home 19 — Chenal Planning District 42.11 VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned 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 FILE NO.: Z-653 facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. 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 proposal was reviewed and recommended for approval by the Little Rock Planning Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to develop with the retirement village concept. The applicant proposed the development of the site with eight individual lots through a preliminary plat in conjunction with the request to revise the PRD zoning. The applicant indicated Lot 2 would be developed as an assisted living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also indicated all uses would remain similar to the multi -unit residential retirement facility as approved on the original PRD. The Board of Directors is scheduled to hear the revision request for Lots 2 and 8 at their October 5, 2004, Public Hearing. 2 FILE NO.: Z -6532-C Cont. A. PROPOSAUREQUEST: The applicant now proposes to revise the previously approved PRD to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center is proposed as a one hundred -fourteen bed skilled nursing facility. Chenal will be licensed by the State of Arkansas Department of Human Service, Office of Long Term Care. Chenal will be approved by the Federal Government Agency, Centers for Medicaid and Medicare Services. The facility will be affiliated with Arkansas Hospice. The plans are for a twelve bed hospice wing staffed by Arkansas Hospice nursing personnel. This wing will have a separate entrance. The purpose is to be able to offer specialized services and support to patients who are actively dying and their family members. This has been a successful affiliation with the applicant's facility, Lincoln Plaza Nursing Center of Lonoke, Arkansas. Chenal Nursing and Rehabilitation Center will offer the full range of services required by nursing home patients with the exception of those requiring respirators. The skilled nursing staff will assess and evaluate the individualized care and treatment plan for all levels of patient care, including but not limited to the assessment and observation of the minimum, ambulatory care patient, assessment, monitoring and administration of medications, including injections, assessment, monitoring and administration of artificial fluids including vascular access devices, intravenous therapy, feeding tubes, nursing care will provide oversight of bathing, dressing and grooming to total care by nursing staff of bathing, dressing, grooming, toileting and modes of transportation, i.e., wheelchair, geriatric chairs, wound care, surgical dressings and treatment will be provided as prescribed and required of the patient by nursing and physical therapy. In addition to routine nursing home care required by the patients, rehabilitation services will be offered to include: physical therapy, speech therapy, occupational therapy, audiology, hydro -therapy. A chapel will be available for psychological support services. A licensed beauty shop and beautician will be available with full range salon services; barber, hair styling, manicure, pedicure, and all hair dressing. There will be three well balanced, nourishing meals and snacks prepared by a full restaurant style kitchen. The registered dietitian and a licensed dietary supervisor will work together to provide menus to include special and restorative diets as prescribed by the patient's physician. Other amenities offered by Chenal Nursing and Rehabilitation Center, will include whirlpool baths with lift, individual heating and cooling units, cable television, private telephone service, laundry and linen services, daily housing keeping, transportation to medical and dental appointments, outdoor excursions and shopping, computerized security system for the wandering patient, emergence call -light system. W FILE NO.: Z -6532-C Cont. The development will include 90 staff positions. The day shift will require approximately thirty-four staff and consultants. The evening shift will require approximately twenty-seven staff and consultants. The night shift will require approximately fifteen staff. This includes Arkansas Hospice Staff. 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_ As of this writing staff has received several informational phone calls from area residents. The Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Margeaux Place 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: This review pertains to Lots 2 and 6 - 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan on Chenal Valley Drive and in the new subdivision. 2. 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 must be submitted and approved prior to the start of construction. 3. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for additional information regarding street light requirements. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. a. For Lots 2: If driveways are to be located near the property line, the lots must share a single driveway access centered on the property line. The width of driveway most not exceed 36 -feet. 0 FILE [SIV. " 6532-C (Cont.) : L-O�JL i � b. For Lot 6: The northern -most driveway must intersect perpendicular to the street and be located at least 200 -feet from the adjacent street right-of-way. For the southern- most drive, no cross-over intersections are allowed within 75 -feet of the adjacent right-of-way. In addition, sufficient spacing and radius most be provided to allow vehicles to enter and exit without entering opposing lanes. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Enter. : 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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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). Locations of water mains are different than shown on the plans. Central Arkansas Water waterline and access easements are not shown. Exchange easements will be required if facilities and access are relocated. Required relocation or adjustment of water facilities would be done at the expense of the developer. A maximum of five (5) feet of cover and minimum of 30 -inches 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 with no interuption during construction of 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. 5 FILE NO.: Z -6532-C Cont. Counly Planning: No comment. CATA: No comment received. F. ISSUESITECHNICALIDES1GN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Multifamily for this property_ The applicant has applied for a Revised PRD to build a 114 -bed nursing home. The request is consistent with the original PRD application, which is reflected by the current Land Use Plan Map. The request does not require a change to the Land Use Plan. Master Street Plan: Rahling Road is shown on the Master Street Plan as a Minor Arterial street and is built to Minor Arterial standards with four lanes and a raised median. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Chenal Valley Drive is shown as a Collector. A Collector's purpose is to connect traffic from Local Streets to Minor Arterials with a secondary function of providing access to adjacent properties. These streets may require dedication of right-of- way and may require street improvements for turn lanes. A Class I Bikeway is shown on Rahling Road from Chenal Parkway to Taylor Loop Road. A Class Ill Bikeway is shown on Chenal Valley Drive from Chenal Parkway to Rahling Road. The bikeways shown will not be affected by this development. 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 proposed driveway, and a portion of the proposed parking lot, project over into the required 18 /z foot wide minimum on-site street buffer area along the sites southern perimeter. The full width requirement average, in this area, is 37 -feet. Unless otherwise provided for, a 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required to help screen this property from the residentially zoned property to the north. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. C FILE NO.: Z-6532-C(Cont.) G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) Mr. Joe White of White-Daters and Associates was present representing the applicant. Staff presented an overview of the proposed request indicating the development was to allow a nursing home on proposed Lot 6 of the Arkansas Teachers Retirement property. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide the total building area in the general notes section of the site plan. Staff also requested the applicant provide a detailed signage plan. Staff questioned the treatment of the perimeter of the site, including materials and techniques proposed to screen adjoining properties. Public Works comments were addressed. Staff stated the indicated drives for Lots 2 and 6 should be shared drives and located on the property lines. Staff also stated the drive may not exceed 36 -feet in width. Staff stated a grading permit would be required prior to any land clearing on the site. Staff stated sidewalks would be required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. Landscaping comments were addressed. Staff stated the indicated parking lot projected over into the required 18 and Y2 foot wide minimum on-site street buffer along the southern perimeter. Staff also stated screening would be required to help screen the property from the residentially zoned property to the north. 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 September 16, 2004, Subdivision Committee meeting. The applicant has indicated the building will be a single story building. The applicant has indicated the total lot area for the proposed development as 1.04 acres. The applicant has indicated 121 parking spaces will be provided. The typical minimum parking required for a facility of this type would be one space per bed or 114 parking spaces. The proposed parking is more than adequate to meet the minimum parking required. The applicant is requesting the screening required to the north of the site not be put in place. The applicant has indicated 209 -feet of "yard area" between the property line and the property located to the north of the site. The applicant has also provided a letter from the owner of the property to the north stating they are not opposed to the elimination of the screening. The property located to the north is very steep terrain and the intent of the owner (Chenal Properties) is to maintain this area as open space. Staff is supportive of this request. F FILE NO.: Z -6532-C Cont. The applicant has redesigned the driveways to conform to Public Works comments. The applicant has indicated drives will be shared for proposed Lot 2 and has relocated the drive for proposed Lot 6 away from the intersection. Staff is supportive of the drives and the proposed placement of the drives. The applicant has indicated two sign locations. The signs are proposed as monument style signs 100 -square feet in area and a maximum of eight feet in height. Staff is supportive of the indicated signage. The total sign area is consistent with signage allowed in the nearby Chen al/Financial Center Design Overlay. Staff is supportive of the proposed request. Staff feels the placement of a nursing home facility in this retirement village community should not have a negative impact on adjoining properties and to staff's knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff recommends approval of the applicant's request to not require screening to the north of the proposed development for Lot 6. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff stated they felt the development carried on the overall concept of a retirement village as was previously proposed. 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. Staff also presented a recommendation of approval of the applicant's request to not require screening to the north of proposed Lot 6. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. RI October 7, 2004 ITEM NO.: 15 FILE NO.: Z -6532-C NAME: Arkansas Teachers Retirement Revised Long -form PRD — Lot 6 LOCATION: Located on the East side of Chenal Valley Drive, just North of Rahling Road DEVELOPER ATRSRP, LLC c/o Chris Barrier 425 West Capitol Avenue Little Rock, AR 72201 ENGINEER: White Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 72.0 acres NUMBER OF LOTS: 8 FT. NEW STREET: 2300 CURRENT ZONING: PRD ALLOWED USES: Retirement Village Development PROPOSED ZONING: Revised PRD PROPOSED USE: Retirement Village Development — Lot 6 Nursing Home LANNING DISTRICT: 19 — Chenal Planning District CENSUS TRACT: 42.11 VARIAN CESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,163 adopted by the Little Rock Board of Directors on December 20, 1999, rezoned 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 October 7, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -6532-C stepped -care retirement facility. The development would house retired persons with facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. 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 proposal was reviewed and recommended for approval by the Little Rock Planning Commission at their August 26, 2004, Public Hearing to allow two of the indicated lots to develop with the retirement village concept. The applicant proposed the development of the site with eight individual lots through a preliminary plat in conjunction with the request to revise the PRD zoning. The applicant indicated Lot 2 would be developed as an assisted living facility. Proposed Lot 8 was indicated for garden style patio homes. The applicant also indicated all uses would remain similar to the multi -unit residential retirement facility as approved on the original PRD. 2 October 7, 2004 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z -6532-C The Board of Directors is scheduled to hear the revision request for Lots 2 and 8 at their October 5, 2004, Public Hearing. A. PROPOSAUREQUEST: The applicant now proposes to revise the previously approved PRD to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center is proposed as a one hundred -fourteen bed skilled nursing facility. Chenal will be licensed by the State of Arkansas Department of Human Service, Office of Long Term Care. Chenal will be approved by the Federal Government Agency, Centers for Medicaid and Medicare Services. The facility will be affiliated with Arkansas Hospice. The plans are for a twelve bed hospice wing staffed by Arkansas Hospice nursing personnel. This wing will have a separate entrance. The purpose is to be able to offer specialized services and support to patients who are actively dying and their family members. This has been a successful affiliation with the applicant's facility, Lincoln Plaza Nursing Center of Lonoke, Arkansas. Chenal Nursing and Rehabilitation Center will offer the full range of services required by nursing home patients with the exception of those requiring respirators. The skilled nursing staff will assess and evaluate the individualized care and treatment plan for all levels of patient care, including but not limited to the assessment and observation of the minimum, ambulatory care patient, assessment, monitoring and administration of medications, including injections, assessment, monitoring and administration of artificial fluids including vascular access devices, intravenous therapy, feeding tubes, nursing care will provide oversight of bathing, dressing and grooming to total care by nursing staff of bathing, dressing, grooming, toileting and modes of transportation, i.e., wheelchair, geriatric chairs, wound care, surgical dressings and treatment will be provided as prescribed and required of the patient by nursing and physical therapy. In addition to routine nursing home care required by the patients, rehabilitation services will be offered to include: physical therapy, speech therapy, occupational therapy, audiology, hydro -therapy. A chapel will be available for psychological support services. A licensed beauty shop and beautician will be available with full range salon services; barber, hair styling, manicure, pedicure, and all hair dressing. There will be three well balanced, nourishing meals and snacks prepared by a full restaurant style kitchen. The registered dietitian and a licensed dietary supervisor will work together to provide menus to include special and restorative diets as prescribed by the patient's physician. 3 October 7, 2004 SUBDIVISION ITEM NO.: 15(Cont.)FILE NO.: Z -6532-C Other amenities offered by Chenal Nursing and Rehabilitation Center, will include whirlpool baths with lift, individual heating and cooling units, cable television, private telephone service, laundry and linen services, daily housing keeping, transportation to medical and dental appointments, outdoor excursions and shopping, computerized security system for the wandering patient, emergence call -light system. The development will include 90 staff positions. The day shift will require approximately thirty-four staff and consultants. The evening shift will require approximately twenty-seven staff and consultants. The night shift will require approximately fifteen staff. This includes Arkansas Hospice Staff. 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: As of this writing staff has received several informational phone calls from area residents. The Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Margeaux Place 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: This review pertains to Lots 2 and 6 - 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan on Chenal Valley Drive and in the new subdivision. 2. 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 must be submitted and approved prior to the start of construction. 4 October 7, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -6532-C 3. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpot) for additional information regarding street light requirements. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. a. For Lots 2: If driveways are to be located near the property line, the lots must share a single driveway access centered on the property line. The width of driveway most not exceed 36 -feet. b. For Lot 6: The northern -most driveway must intersect perpendicular to the street and be located at least 200 -feet from the adjacent street right-of-way. For the southern- most drive, no cross-over intersections are allowed within 75 -feet of the adjacent right-of-way. In addition, sufficient spacing and radius most be provided to allow vehicles to enter and exit without entering opposing lanes. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. 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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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). Locations of water mains are different than shown on the plans. Central Arkansas Water waterline and access easements are not shown. Exchange easements will be required if facilities and access are relocated. Required relocation or adjustment of water facilities would be done at the expense of the developer. A maximum of five (5) feet of cover and minimum of 30 -inches 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 5 October 7, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -5532-C work also will be done at the expense of the developer. Water service and access to facilities must be maintained with no interuption during construction of 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. 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 Multifamily for this property. The applicant has applied for a Revised PRD to build a 114 -bed nursing home. The request is consistent with the original PRD application, which is reflected by the current Land Use Plan Map. The request does not require a change to the Land Use Plan. Master Street Plan: Rahling Road is shown on the Master Street Plan as a Minor Arterial street and is built to Minor Arterial standards with four lanes and a raised median. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Chenal Valley Drive is shown as a Collector. A Collector's purpose is to connect traffic from Local Streets to Minor Arterials with a secondary function of providing access to adjacent properties. These streets may require dedication of right-of- way and may require street improvements for turn lanes. A Class I Bikeway is shown on Rahling Road from Chenal Parkway to Taylor Loop Road. A Class III Bikeway is shown on Chenal Valley Drive from Chenal Parkway to Rahling Road. The bikeways shown will not be affected by this development. 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 proposed driveway, and a portion of the proposed parking lot, project over into the required 18 '/ foot wide minimum on-site street buffer area R October 7, 2004 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-6532 along the sites southern perimeter. The full width requirement average, in this area, is 37 -feet. Unless otherwise provided for, a 6 -'foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required to help screen this property from the residentially zoned property to the north. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) Mr. Joe White of White-Daters and Associates was present representing the applicant. Staff presented an overview of the proposed request indicating the development was to allow a nursing home on proposed Lot 6 of the Arkansas Teachers Retirement property. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide the total building area in the general notes section of the site plan. Staff also requested the applicant provide a detailed signage plan. Staff questioned the treatment of the perimeter of the site, including materials and techniques proposed to screen adjoining properties. Public Works comments were addressed. Staff stated the indicated drives for Lots 2 and 6 should be shared drives and located on the property lines. Staff also stated the drive may not exceed 36 -feet in width. Staff stated a grading permit would be required prior to any land clearing on the site. Staff stated sidewalks would be required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. Landscaping comments were addressed. Staff stated the indicated parking lot projected over into the required 18 and Y2 foot wide minimum on-site street buffer along the southern perimeter. Staff also stated screening would be required to help screen the property from the residentially zoned property to the north. 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. rl October 7, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -6532-C H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated the building will be a single story building. The applicant has indicated the total lot area for the proposed development as 1.04 acres. The applicant has indicated 121 parking spaces will be provided. The typical minimum parking required for a facility of this type would be one space per bed or 114 parking spaces. The proposed parking is more than adequate to meet the minimum parking required. The applicant is requesting the screening required to the north of the site not be put in place. The applicant has indicated 209 -feet of "yard area" between the property line and the property located to the north of the site. The applicant has also provided a letter from the owner of the property to the north stating they are not opposed to the elimination of the screening. The property located to the north is very steep terrain and the intent of the owner (Chenal Properties) is to maintain this area as open space. Staff is supportive of this request. The applicant has redesigned the driveways to conform to Public Works comments. The applicant has indicated drives will be shared for proposed Lot 2 and has relocated the drive for proposed Lot 6 away from the intersection. Staff is supportive of the drives and the proposed placement of the drives. The applicant has indicated two sign locations. The signs are proposed as monument style signs 100 -square feet in area and a maximum of eight feet in height. Staff is supportive of the indicated signage. The total sign area is consistent with signage allowed in the nearby Chenal/Financial Center Design Overlay. Staff is supportive of the proposed request. Staff feels the placement of a nursing home facility in this retirement village community should not have a negative impact on adjoining properties and to staff's knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. Staff recommends approval of the applicant's request to not require screening to the north of the proposed development for Lot 6. N October 7, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -6532-C PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) Mr. Joe White was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff stated they felt the development carried on the overall concept of a retirement village as was previously proposed. 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. Staff also presented a recommendation of approval of the applicant's request to not require screening to the north of proposed Lot 6. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. ITEM NO.: 15 FILE NO.: Z -6532-C NAME: Arkansas Teachers Retirement Revised Long -form PRD — Lot 6 LOCATION: located on the East side of Chenal Valley Drive, just North of Rahling Road Planning Staff Comments_ 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 dimensions, dimensioned distances between buildings and distances from structures to property lines. 3. Provide the total building area in the general notes section of the proposed site plan. 4. Provide details of any proposed signage on the site plan. 5. Provide the location of any proposed dumpsters on the proposed site plan along with a note concerning their required screening. 6. Provide a note in the general notes section of the site plan concerning the number of parking spaces proposed on the site. 7. Provide the proposed treatment of the perimeter of the property, including materials and techniques used such as screens, fences and walls as well as description of uses, setbacks and their relationship to surrounding uses. 8. Provide a narrative outline of methods to be employed to protect permanent undisturbed buffers. Variance/Waivers: None requested. Public Works: This review pertains to Lots 2 and 6 - 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock code and the Master Street Plan on Chenal Valley Drive and in the new subdivision. 2. 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 must be submitted and approved prior to the start of construction. 3. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpot) for additional information regarding street light requirements. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. a. For Lots 2: If driveways are to be located near the property line, the lots must share a single driveway access centered on the property line. The width of driveway most not exceed 36 -feet. b. For Lot 6: The northern -most driveway must intersect perpendicular to the street and be located at least 200 -feet from the adjacent street right-of-way. For the southern- most drive, no cross-over intersections are allowed within 75 -feet of the adjacent right-of-way. In addition, sufficient spacing and radius most be provided to allow vehicles to enter and exit without entering opposing lanes. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. 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. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. 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). Locations of water mains are different than shown on the plans. Central Arkansas Water waterline and access easements are not shown. Exchange easements will be required if facilities and access are relocated. Required relocation or adjustment of water facilities would be done at the expense of the developer. A maximum of five (5) feet of cover and minimum of 30 -inches 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 with no interuption during construction of 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. Contact Central Arkansas Water at 992-2434 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. Planninq Division: Landscape: The proposed driveway, and a portion of the proposed parking lot, project over into the required 18 '/ foot wide minimum on-site street buffer area along the sites southern perimeter. The full width requirement average, in this area, is 37 - feet. Unless otherwise provided for, a 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required to help screen this property from the residentially zoned property to the north. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 22, 2004.