Loading...
HomeMy WebLinkAboutZ-6532-D Staff AnalysisFILE NO.: Z -6532-D NAME: Lot 6 Chenal Heights Revised Long -form PD -R LOCATION: Located on the Northeast corner of Chenal Heights Circle and Chenal Heights Drive 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 BACKGROUND: NUMBER OF LOTS: 8 WE FT. NEW STREET: 2300 Retirement Village Development Revised PRD Retirement Village Development — Lot 6 Nursing Home 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 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: FILE NO.: Z -6532-D (Cont 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. Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004, revised the previously approved PRD to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114 bed skilled nursing facility. The development included 90 staff positions. The day shift was proposed with approximately 34 staff and consultants, the evening shift with approximately 27 staff and consultants and the night shift with approximately 15 staff. This included Arkansas Hospice Staff. 2 FILE NO.: Z -6532-D Cont. A. PROPOSAL: The applicant is now proposing a revision to the previously approved PD -R for Lot 6 to increase the number of allowable beds for the nursing home facility. The previous approval allowed for 114 beds and the applicant is now proposing 140 beds. The site plan includes the placement of 93 parking spaces to serve the facility. There are no other changes to the previously approved PD -R proposed. B. EXISTING CONDITIONS: C 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. Site work has begun on Lot 1 of the subdivision to allow the construction of a elderly housing facility. 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. Chenal Heights Drive and Chenal Heights Circle have been constructed with curb and gutter. 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: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Lot 6 must share a single driveway access with Lot 5 centered on the property line. The width of driveway must not exceed 36 feet. 3. The shared driveway should be placed in an access easement. 4. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Fire Department at 918-3700 for additional information. Entergy: No comment received. 3 FILE NO.: Z-6532-D(Cont.) Center -Point EneLg: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Please submit two copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 De artment: Place fire hydrants per code. On site fire hydrants will be required. Contact the Little Rock Fire Department at 918-3700 for additional information. County Plannin : No comment. LATA: The site is not located on a dedicated CATA Bus Route. F. 1 SSU ES/TECH N I CAL/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 revision of a previously approved Planed Residential Development to allow the placement of a 140 bed nursing home facility on this 7.27 acre site. The request does not require a change to the Land Use Plan. M FILE NO.: Z -6532-D Master Street Plan: Chenal Heights Drive and Chenal Heights Circle are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Chenal Valley Drive is shown as a Collector on the Master Street Plan, and a Collector functions as a connection between local streets and arterials. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bike route is shown on Chenal Valley Drive. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. 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: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average of forty feet (40') and in no case less than half street buffer along Chenal Heights Circle. 3. The zoning buffer ordinance requires an average of twenty-seven feet (27') and in no case less than half street buffer along Chenal Heights Drive. 4. It appears that a portion of the proposed parking lot is located within this area. 5. Property to the north is zoned residential, therefore, the zoning ordinance requires forty (40') foot wide land use buffer along the northern perimeter the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 6. An automatic irrigation system to water landscaped areas will be required. 7. 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. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff stated the site plan indicated a maximum of 80 parking spaces and the ordinance typically required the placement of 140 parking spaces. Staff requested the applicant provide additional parking or provide a detailed explanation as why the parking was not needed. Staff requested the applicant provide the total staff per shift, the total building square footage and details of any proposed fencing. Staff also requested the applicant provide details of any proposed signage. l: FILE NO.: Z -6532-D (Cont. Public Works comments were addressed. Staff stated the southern -most drive did not meet minimum ordinance standard. Staff requested the drive be relocated and placed as a shared drive with the adjoining lot. Landscaping comments were addressed. Staff stated street buffers would be required along Chenal Heights Drive and Chenal Heights Circle. Staff stated the indicated buffers did not appear to meet the minimum ordinance standard. Staff stated the buffer along the southern perimeter and the parking lot was not sufficient to meet minimum ordinance standard. Staff stated the buffer to the north appeared to meet the minimum ordinance standard. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 August 24, 2006, Subdivision Committee meeting. The applicant has provided staff with an explanation regarding the reduced number of parking spaces and has provided a shared drive with Lot 5 on the proposed site plan. Landscaping has also been increased to allow adequate street buffers along Chenal Heights Drive and Chenal Heights Circle. According to the applicant historically parking required for a nursing home facility is based on the number of employees and they have seen parking range from 60 to 80 spaces for a facility of the proposed size with excellent results. The owner of the facility estimates the number of employees on each shift will be 56 (day), 22 (evening) and 12 (night). The peak need for parking is during shift change which is phased from 3:00 pm to 5:00 pm Monday through Friday. Weekends have fewer staff resulting in a lesser parking demand. The nursing staff changes at 3:00 pm while the administrative and rehabilitative staff changes at 5:00 pm. The number of visitors typically ranges from five (5) to ten (10) and peaks on weekends and in the evenings, after 6:00 pm, when the staff levels are lower. The owner is requesting the allowance of a reduced number of parking spaces than typically required to increase the on-site green space and provided less unused parking to enhance the beauty of the site. The site plan indicates a shared drive located between Lots 5 and 6. The applicant has indicated negotiations are taking place between the two lot owners to provide access in this location. The developer has indicated a desire to relocate the drive off the property line if an acceptable agreement cannot be reached between the two parties. According to the applicant the drive will provide access to the service entrance and provide limited employee parking resulting in limited trips in and out per day. Staff is supportive of this request. Staff is supportive of the request. Staff feels the proposal to revise the previously approved PD -R for Lot 6 to increase the number of allowable beds from 114 to 140 for the nursing home facility will have minimal impact on the area. Staff feels the proposed parking should be adequate to serve the needs of the facility based on the applicant's explanation and their history with developing this type facility. To staffs knowledge there are no outstanding issues associated with the request. N FILE NO.'. Z -6532-D STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 September 14, 2006 September 14, 2006 ITEM NO.: 16. NAME: Lot 6 Chenal Heights Revised Long -form PD -R FILE NO.: Z -6532-D LOCATION: located on the Northeast corner of Chenal Heights Circle and Chenal Heights Drive DEVELOPER: ATRSRP, LLC c/o Chris Barrier 425 West Capitol Avenue Little Rock, AR 72201 FNr,INFFR- 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 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 facilities including independent living, assisted living, skilled nursing facilities and Alzheimer facilities. September 14, 2006 SUBDIVISION ITEM NO.: 16 (CONT) FILE NO.: Z -6532-D 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 September 14, 2006 SUBDIVISION ITEM NO.: 16 [C FILE NO.: Z -6532-D Ordinance No. 19,220 adopted by the Little Rock Board of Directors on November 1, 2004, revised the previously approved PRD to allow a nursing and rehabilitation center to locate on Lot 6. Chenal Nursing and Rehabilitation Center proposed a 114 bed skilled nursing facility. The development included 90 staff positions. The day shift was proposed with approximately 34 staff and consultants, the evening shift with approximately 27 staff and consultants and the night shift with approximately 15 staff. This included Arkansas Hospice Staff. A. PROPOSAL: The applicant is now proposing a revision to the previously approved PD -R for Lot 6 to increase the number of allowable beds for the nursing home facility. The previous approval allowed for 114 beds and the applicant is now proposing 140 beds_ The site plan includes the placement of 93 parking spaces to serve the facility. There are no other changes to the previously approved PD -R proposed. B. EXISTING CONDITION 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. Site work has begun on Lot 1 of the subdivision to allow the construction of a elderly housing facility. 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. Chenal Heights Drive and Chenal Heights Circle have been constructed with curb and gutter. 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: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Lot 6 must share a single driveway access with Lot 5 centered on the property line. The width of driveway must not exceed 36 feet. 3 September 14, 2006 SUBDIVISION ITEM NO.: 16 (CONT) FILE NO.: Z -6532-D 3. The shared driveway should be placed in an access easement. 4. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING Wastewater: Sewer main extension required with easements. Contact the Little Rock Fire Department at 918-3700 for additional information. Entergy: No comment received. Center-Point_Energy_: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Please submit two copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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. On site fire hydrants will be required. Contact the Little Rock Fire Department at 918-3700 for additional information. 12 September 14, 2006 SUBDIVISION ITEM NO.: 16 CONT FILE NO.: Z -6532-D County Planning: No comment. CATH: The site is not located on a dedicated CATA Bus Route. 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 revision of a previously approved Planed Residential Development to allow the placement of a 140 bed nursing home facility on this 7.27 acre site. The request does not require a change to the Land Use Plan. Master Street Plan: Chenal Heights Drive and Chenal Heights Circle are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Chenal Valley Drive is shown as a Collector on the Master Street Plan, and a Collector functions as a connection between local streets and arterials. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bike route is shown on Chenal Valley Drive. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. 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: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average of forty feet (40') and in no case less than half street buffer along Chenal Heights Circle. 3. The zoning buffer ordinance requires an average of twenty-seven feet (27') and in no case less than half street buffer along Chenal Heights Drive. 4. It appears that a portion of the proposed parking lot is located within this area. 5. Property to the north is zoned residential, therefore, the zoning ordinance requires forty (40') foot wide land use buffer along the northern perimeter the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 6. An automatic irrigation system to water landscaped areas will be required. September 14, 2006 SUBDIVISION ITEM NO.: 16 (CON G I FILE NO.: Z -6532-D 7. 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. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff stated the site plan indicated a maximum of 80 parking spaces and the ordinance typically required the placement of 140 parking spaces. Staff requested the applicant provide additional parking or provide a detailed explanation as why the parking was not needed. Staff requested the applicant provide the total staff per shift, the total building square footage and details of any proposed fencing. Staff also requested the applicant provide details of any proposed signage. Public Works comments were addressed. Staff stated the southern -most drive did not meet minimum ordinance standard. Staff requested the drive be relocated and placed as a shared drive with the adjoining lot. Landscaping comments were addressed. Staff stated street buffers would be required along Chenal Heights Drive and Chenal Heights Circle. Staff stated the indicated buffers did not appear to meet the minimum ordinance standard. Staff stated the buffer along the southern perimeter and the parking lot was not sufficient to meet minimum ordinance standard. Staff stated the buffer to the north appeared to meet the minimum ordinance standard. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS; The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 24, 2006, Subdivision Committee meeting. The applicant has provided staff with an explanation regarding the reduced number of parking spaces and has provided a shared drive with Lot 5 on the proposed site plan. Landscaping has also been increased to allow adequate street buffers along Chenal Heights Drive and Chenal Heights Circle. 0 September 14, 2006 SUBDIVISION ITEM NO.: 16 (CO FILE NO.: Z -6532-D According to the applicant historically parking required for a nursing home facility is based on the number of employees and they have seen parking range from 60 to 80 spaces for a facility of the proposed size with excellent results. The owner of the facility estimates the number of employees on each shift will be 56 (day), 22 (evening) and 12 (night). The peak need for parking is during shift change which is phased from 3:00 pm to 5:00 pm Monday through Friday. Weekends have fewer staff resulting in a lesser parking demand. The nursing staff changes at 3:00 pm while the administrative and rehabilitative staff changes at 5:00 pm. The number of visitors typically ranges from five (5) to ten (10) and peaks on weekends and in the evenings, after 6:00 pm, when the staff levels are lower. The owner is requesting the allowance of a reduced number of parking spaces than typically required to increase the on-site green space and provided less unused parking to enhance the beauty of the site. The site plan indicates a shared drive located between Lots 5 and 6. The applicant has indicated negotiations are taking place between the two lot owners to provide access in this location. The developer has indicated a desire to relocate the drive off the property line if an acceptable agreement cannot be reached between the two parties. According to the applicant the drive will provide access to the service entrance and provide limited employee parking resulting in limited trips in and out per day. Staff is supportive of this request. Staff is supportive of the request. Staff feels the proposal to revise the previously approved PD -R for Lot 6 to increase the number of allowable beds from 114 to 140 for the nursing home facility will have minimal impact on the area. Staff feels the proposed parking should be adequate to serve the needs of the facility based on the applicant's explanation and their history with developing this type facility. To staffs knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 16. NAME: Lot 6 Chenal Heights Revised Long -form PD -R Z -6532-D LOCATION: located on the Northeast corner of Chenal Heights Circle and Chenal Heights Drive 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 August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. 2. Provide details of the proposed signage including ground mounted and building signage (location, height, area, total fagade area). 3. Provide the location of the proposed dumpster along with a note concerning the required screening. 4. Provide the total building square footage in the general notes section of the site plan. 5. Provide details of any proposed fencing including location, height and construction materials. 6. Provide the total number of staff per shift. 7. The site plan indicates the placement of 80 parking spaces. Based on the facilities 140 bed capacity the ordinance would typically require the placement of 140 parking spaces. Provide the typically required parking or provide a detailed explanation why the parking is not required. 8. All applicants must submit a copy of the bill of assurance for the subdivision within which the subject property is located. Copies of bills of assurance are available at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. If the property is not located in a subdivision with a bill of assurance, the applicant must submit a statement to that effect in conjunction with submission of the application. Variance/Waivers: None requested. Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Lot 6 must share a single driveway access with Lot 5 centered on the property line. The width of driveway must not exceed 36 feet. 3. The shared driveway should be placed in an access easement. 4. 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. Item # 16 Utilities and Fire Department/County Planning:, Wastewater: Sewer main extension required with easements. Contact the Little Rock Fire Department at 918-3700 for additional information. Entergy: No comment received. Center -Point Ener y: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Please submit two copies of the plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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. On site fire hydrants will be required. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route 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 revision of a previously approved Planed Residential Development to allow the placement of a 140 bed nursing home facility on this 7.27 acre site. The request does not require a change to the Land Use Plan Item # 16 Master Street Plan: Chenal Heights Drive, and thenal Heights Circle are shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Chenal Valley Drive is shown as a Collector on the Master Street Plan, and a Collector functions as a connection between local streets and arterials. These streets may require dedication of right-of-way and may require street improvements. Bicvcle Plan: A Class II bike route is shown on Chenal Valley Drive. A Class II bikeway is located on the street as either a five foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. CRecognized 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: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The zoning buffer ordinance requires an average of forty feet (40') and in no case less than half street buffer along Chenal Heights Circle. 3. The zoning buffer ordinance requires an average of twenty-seven feet (27') and in no case less than half street buffer along Chenal Heights Drive. 4. It appears that a portion of the proposed parking lot is located within this area. 5. Property to the north is zoned residential, therefore, the zoning ordinance requires forty (40') foot wide land use buffer along the northern perimeter the site. Easements cannot count toward fulfilling this requirement. Seventy percent (70%) of these buffers are to remain undisturbed. 6. An automatic irrigation system to water landscaped areas will be required. 7. 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. 8. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised platlplan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 16