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HomeMy WebLinkAboutZ-7091 Staff AnalysisFILE NO.: Z-7091 NAME: Presbyterian Village — Long Form PRD Revocation LOCATION: 810 Brookside Drive DEVELOPER: Presbyterian Village, Inc. 500 Brookside Drive Little Rock, AR 72205 OWNER/AUTHORIZED AGENT: Presbyterian Village — Owner Joe White and Associates — Agent SURVEYOR/ENGINEER: Joe White and Associates 25 Rahling Circle, Suite A-2 Little Rock, AR 72223 AREA: 11.67 acres WARD: 4 CURRENT ZONING Variance/Waivers: NUMBER OF LOTS: 1 PLANNING DISTRICT: 3 --E None requested. BACKGROUND/REQUEST: FT. NEW STREET: 0 LF CENSUS TRACT: 22.03 On October 4, 2001 the Planning Commission approved a rezoning of this 11.67 acre property from R-2 and 0-3 to "PRD" Planned Residential District. The PRD zoning was approved by the Board of Directors on November 20, 2001 (Ordinance No. 18,593). The PRD was approved to allow an independent living apartment facility including a 210,000 square foot four (4) story building with 190 parking spaces. The building was to contain 126 apartment units. The plan also included 15 independent living villas along the east portion of the overall property. This PRD project was never developed. FILE NO.: Z-7091 (Cont.) The property owner does not wish to pursue the previously approved PRD development, and is requesting that the PRD zoning be revoked and the property be restored to its original R-2 and 0-3 zoning. Approximately 10 acres of the property was previously zoned R-2 and approximately 1.67 acres was zoned 0-3 (south portion). The applicant is proposing a single family residential preliminary plat for the property, which is a separate item on this agenda. All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. Staff is supportive of the requested PRD revocation. Staff views the request as reasonable. The property is in an area containing a mixture of uses and zoning, with multifamily developments to the north and west, office and multifamily zoned property to the south, and a single family subdivision across Grassy Flat Creek to the east. Staff believes the proposed PRD revocation and restoration of the property to its original R-2 and 0-3 zoning will have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the PRD revocation request. PLANNING COMMISSION ACTION: (SEPTEMBER 9, 2021) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 9 ayes, 0 nays and 1 absent and 1 open position. 2 October 4, 2001 ITEM NO.: 6 FILE NO.: Z-7091 NAME: Presbyterian Village - long -Form PRD LOCATION: 510 Brookside Drive n1WcrW.7.npF.R Presbyterian Village, Inc. 510 Brookside Dr. Little Rock, AR 72205 AREA: 18.472 acres ZONING: Existing: 0-3 and R-2 Proposed: PRD ENGINEER: Development Consultants, Inc. 2200 N. Rodney Parham, Ste. 220 Little Rock, AR 72212 ., NUMBER OF LOTS: 2 FT. NEW STREET: 0 ALLOWED USES: Office and Single Family PROPOSED USE: Nursing home and elderly housing VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Presbyterian Village retirement community is located on an 0-3 zoned, 8.09± acre tract at 510 Brookside Drive. The facility consists of several buildings containing a variety of housing types for the elderly. Building heights range from 1 to 3 stories. The facility currently has 105 nursing care beds and 104 independent living apartment units. The existing development is located on the west side of Brookside Drive. The Brookside Drive right-of-way ends at Presbyterian Village's north perimeter. October 4, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) A. PROPOSAL/REQUEST: Presbyterian Village proposes expansion of its facilities. two components; a north site FILE NO.: Z-7091 a major redevelopment and The development plan is in and a south site. The south site is the current, 8.09± acre, 0-3 zoned Presbyterian Village development. The facility consists of multiple buildings containing 105 nursing care beds and 104 independent living apartment units. The site will be razed other than for 37 independent living apartments. A new, three-story, 95,000 square foot health care building and 111 space parking lot will be built on the site. The healthcare building will contain 111 beds. The north site is an undeveloped 0-3 and R-2 zoned, 10.36± acre tract north of the current terminus of Brookside Drive. This site will be accessed via a driveway/access easement extending north from Brookside. Fifteen independent living villas will be constructed along the east side of the driveway. These are comprised of a series of duplex and single family dwellings, with garages. This north site will also contain a 210,000 square foot independent living apartment building. The building will vary in height from 3 to 4 stories and will contain 56, one bedroom units and 70, two bedroom units. 190 parking spaces are proposed in one lot north of the building, along a circular driveway in front of the building and off of the main driveway across from the Villas. The north site is surrounded by a series of platted but undeveloped street rights-of-way. The applicant will proceed to the Board of Directors to abandon these rights- of-way as an "adversarial abandonment" due to difficulties in locating and receiving approval from all abutting property owners. A terraced cut will be made in the western portion of the north site. This 50± foot cut exceeds the Ordinance allowable maximum of 30 feet without Planning Commission approval. The applicant has submitted schematic grading and drainage plans and a cross-section showing the appropriate terracing of the cut slope. An undisturbed area, varying in width from 25 feet to 160± feet, will remain along the western perimeter of the north site. All building setbacks and perimeter landscaping dimensions are based on the abandonment of the four undeveloped rights-of-way and easements that surround the north site. Failure to abandon the rights-of-way and easements will result in unacceptably reduced setbacks for some of the 2 October 4, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7091 Villas and inferior landscape widths and undisturbed areas along the north and west perimeters. B. EXISTING CONDITIONS: The proposed development is divided into two sites; a south site and a north site. The south site is the existing Presbyterian Village containing multiple buildings. A row of apartment buildings is located on the R-5 and 0-3 zoned properties across Brookside to the east. A nursing home is on 0-3 zoned property to the north. A C-3 zoned shopping center is adjacent to the west. The north site is undeveloped. A substantial, R-2 zoned floodway is adjacent to the east. The nursing home and apartments are to the south. MF -24 and MF -12 zoned apartments and condominiums are adjacent to the north and west. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Sturbridge, Santa Fe Heights and Treasure Hills Neighborhood Associations were notified of the proposal. As of this writing, staff has received a few informational inquiries only. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Abandon all right-of-way or construct improvements. 2. Dedicate right-of-way and construct turnaround for Brookside Drive (south). 3. Provide emergency access for fire trucks from Brookside Drive (north) . 4. Establish minimum floor elevation on all buildings in floodplain. 5. Stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 7. Dedicate regulatory floodway to the City of Little Rock. 8. Existing topographical information at maximum 5 -foot contour interval and the 100 base flood elevation will be required. 9. A Grading Permit will be required per Sec. 29-186 (c) and (d) . 10. A Grading Permit for Special Flood Hazard Area will be required per Sec. 8-283. 3 October 4, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7091 11. A Development Permit for Flood Hazard Area will be required per Sec. 8-283. 12. Contact the ADPC&E for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer Main Relocation and Extension required with easements to serve property. Capacity Contribution Analysis is required. Contact Little Rock Wastewater Utility for details. Entergy: No Comments. ARKLA: No Comments. Southwestern Bell: No Comments. Water: An acreage charge of $150 per acre and a development fee based on the size of connection applies to connection on the northern portion of this property in addition to normal charges. The relocation of water facilities will be at the expense of the developer. On-site fire protection approved by the LRFD will be required. Fire Department: Call Fire Department for placement of fire hydrants and clearance of drive canopy. County Planning: No Comments. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Multi -family for this property. The applicant has applied for a Planned Residential Development for a retirement community. The property is currently zoned 0-3 General Office and R-2 Single Family. A land use plan amendment is not required. 4 October 4, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7091 city Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Reservoir Neighborhood Action Plan. The Transportation Goal lists three objectives relevant to this case. The three Transportation objectives include installation of a left turn signal at Rodney Parham Road and Brookside Drive to allow protected left turns, the synchronization of stop lights on Reservoir and Rodney Parham Roads, and limiting parking to one side on residential streets. The Infrastructure Goal lists three objectives relevant to this case. The three infrastructure objectives include the installation of sidewalks in new developments, the installation of streetlights in the neighborhood and the improvement of water drainage throughout the neighborhood. Landscape Issues: Areas set aside for street and land use buffers meet ordinance requirements, provided the proposed street abandonments are approved. If they are not approved, then additional street buffer widths will be required along the northern and eastern site perimeters. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, will be required along all site perimeters abutting residential properties where the corresponding streets are abandoned. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 13, 2001) Robert Brown and Larry Mabry were present representing the application. Staff asked for additional information on signage and on the total number of beds/apartments currently existing on the site. The remaining Planning Staff Comments were divided into two areas; the south site and the north site. 5 October 4, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) South Site FILE NO.: Z-7091 Staff asked that the dumpster area be clearly labeled and screening shown. Staff questioned the clearance under the canopy at the entrance. The plan showed 103 parking spaces, 8 less than ordinance requirement. Staff asked that the required parking be shown or justification given for the reduced standard. ■ North Site J Staff asked that the dumpster area be clearly labeled and screening shown. Staff also questioned the clearance under the entry canopy on this site. Staff commented that the head -in parking spaces off of the main drive, across from the Villas, could create congestion and asked that they be removed. Mr. Brown and Mr. Mabry both stated that the spaces were needed. After further discussion, staff agreed to look again at the issue. It was noted that three of the Villa units were within the 25 foot setback from the floodway adjacent to the east. Staff noted that a portion of the driveway/access easement crosses a corner of the nursing home property. Mr. Brown responded that an agreement would be made with the nursing home owners since a portion of the nursing home's driveway actually crosses Presbyterian Village's property as well. Public Works Comments were discussed for the overall site. Staff asked that a public turnaround be shown at the north end of Brookside Drive, where the public right-of-way ends coming off of Rodney Parham and that emergency access be shown from the north leg of Brookside Drive, entering the north perimeter of the north site. It was again noted that the four rights-of-way surrounding the north site needed to be abandoned. The hillside cut on the west perimeters of the north site was briefly discussed. The setback from the floodway and the head -in parking off of the main driveway were discussed. The Committee determined there were no other issues and forwarded the item to the full Commission. 11 'October 4, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7091 The applicant was instructed to provide a revised site plan and responses to staff issues no later than Wednesday, September 19, 2001. H. ANALYSIS: The applicant submitted a revised site plan and a letter answering staff issues on September 19, 2001. Almost all issues are addressed to staff's satisfaction. The number of units to be replaced was indicated as outlined in the proposal above. Dumpster screening has been shown to conform to ordinance standards. Both canopies will have`'a clearance of 10 feet. The Fire Department has approved the plan, stating they do not need under the canopies to have full access to the buildings. The required number of parking spaces has been shown for the south site. An unpaved, drivable surface emergency access has been shown entering the site from Brookside Drive on the north. A "T" turnaround has been shown at the terminus of the Brookside Drive right-of-way entering the north site from Rodney Parham. Slight modification will need to be made for proper width (20 feet) and radius (10 feet) . The floodway line has been redrawn based on an updated FIRM map. The floodway has moved away from the site. There is no longer a floodway setback issue. Only one ground -mounted sign is proposed for the development. A 6 feet by 30 feet architectural entry element (wall) will be placed on the site at the intersection of Brookside and Rodney Parham. Lettering will be placed on the wall. The actual area of the sign lettering will be less the area of the structure. No other signage is proposed other than small directional/informational signs. Staff has discussed the issue of head -in parking off of the driveway in front of the Villas and is now willing to not oppose the parking as shown. The applicant is confident that the number of vehicles utilizing the driveway is such that allowing the head -in spaces would not create a dangerous or,congested situation. To staff's knowledge, there are no major unresolved issues. The proposed redevelopment and expansion of Presbyterian Village is an appropriate use for this property and should be compatible with uses and zoning in the area. 7 October 4, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7091 I. STAFF RECOMMENDATIONS: Staff recommends approval of the requested PRD subject to compliance with the following conditions: 1. Compliance with requirements outlined in paragraphs D, E and F of this report. 2.Abandonment of the platted but undeveloped rights-of-way surrounding the north site, including any easements within those rights-of-way. Staff recommends approval of the variance to allow the ` terraced hillside cut on the western perimeter of the north site subject to compliance with Ordinance requirements for treatment and landscaping of such terraced cuts. PLANNING COMMISSION ACTION: (OCTOBER 4, 2001) The applicant was present. There was one objector present who did not turn in a card until after the item had been acted on. Staff presented the item and a recommendation of approval subject to compliance with conditions outlined in the "Staff Recommendation" above. Staff also recommended approval of the terraced hillside cut as noted. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 8 October 7, 2004 ITEM NO.: 21 FILE NO.: Z-7091 NAME: Presbyterian Village Long -form PRD Time Extension LOCATION: Located on the northwest corner of Rodney Parham Road and Brookside Drive DEVELOPER: Presbyterian Village, Inc. 510 Borrkside Drive Little Rock, AR 72205 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 18.472 Acres CURRENT ZONING: ALLOWED USES: NUMBER OF LOTS: -M 2 FT. NEW STREET: 0 Nursing Home Facility and Elderly Housing VARIAN CESM/AIVERS REQUESTED: A variance to allow an off premise sign. BACKGROUND: Ordinance No. 18,593 adopted by the Little Rock Board of Directors on November 20, 2001, established the Presbyterian Village Long -form PRD. The retirement community consisted of several buildings containing a variety of housing types for the elderly. Building heights range from one to three stories. The requested PRD zoning approved a major redevelopment and expansion of the facilities. The development plan was proposed with two components; north site and south site. The south site contained 8.09 acres. The facility contained 105 nursing care beds and 104 independent living apartment units. The site was to be razed with the exception of 37 independent living apartments. A new three-story, 95,000 square foot health care building and 111 parking spaces were to be constructed on the site. The health care building was to have 111 beds. October 7, 2004 UBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z-7091 The north side of the site was undeveloped and contained 10.36 acres. Fifteen independent living villas were to be constructed along the east side of the new driveway. The units were to be a series of duplex and single-family homes. The site was also to contain a 210,000 square foot independent living apartment building. The buildings would vary in height from three to four stories. There were 190 parking spaces proposed within the development. A variance from the Land Alteration Ordinance was also approved to allow a fifty -foot cut along the western perimeter of the north site. An undisturbed area, varying in width from 25 feet to 160 feet was to remain along the western perimeter of the north site. A. PROPOSAUREQUEST: The applicant has requested approval by the Planning Commission of a time extension for implementation of the improvements associated with the Presbyterian Village Long -form PRD. The applicant has indicated economic constraints have not allowed them to begin construction as anticipated. As a result, the applicant, requests the Commission allow a two-year time extension of the previously approved PRD. The applicant is also requesting to be allowed to place an off premise sign on the site to advertise the new residential units to be added to the northern site. The sign is located on the "south site" lot at Rodney Parham and advertises the independent living units on the "north site". The site is located within the approved PRD. B. EXISTING CONDITIONS: The site contains the existing Presbyterian Village located in multiple buildings. A row of apartment buildings is located on Brookside to the east. A nursing home is located to the north of the site. A commercial shopping center is located to the west. C. NEIGHBORHOOD COMMENTS: The Sturbride, Santa Fe Heights and Treasure Hills Neighborhood Associations were notified of the public hearing. As of this writing staff has not received any comment from the indicated neighborhood associations. H. ANALYSIS: Although the previous ordinance allowed the Commission the ability to grant two, one-year time extension; the ordinance adopted May 6, 2003, as per Section 36- 454 (e) " ... the applicant shall have three years from the date of passage of the 2 October 7, 2004 SUBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z-7091 ordinance approving the preliminary approval to submit the final development plan. The applicant may request and the planning commission may grant one extension of time of not more than two -years." The applicant wishes to retain the option of developing the site as originally planned. If the extension is approved, the PRD will expire in November 2006 and the site may be subject to revocation action by the Commission. E. STAFF RECOMMENDATION: Staff recommends approval of the request for a two year time extension for the proposed development and the request to allow the placement of an off -premise sign located on the "south site" near Rodney Parham Road advertising the coming of the new retirement homes located on the "north site". PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The applicant 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 presented a recommendation of approval of the request for a two year time extension for the proposed development and the request to allow the placement of an off -premise sign located on the "south site" near Rodney Parham Road advertising the coming of the new retirement homes located on the "north site". 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. 3 October 7, 2004 ITEM NO.: 21 FILE NO.: Z-7091 NAME: Presbyterian Village Long -form PRD Time Extension LOCATION: Located on the northwest corner of Rodney Parham Road and Brookside Drive DEVELOPER: Presbyterian Village, Inc. 510 Borrkside Drive Little Rock, AR 72205 ENGINEER: Development Consultants, Inc. 2200 North Rodney Parham Road, Suite 220 Little Rock, AR 72212 AREA: 18.472 Acres CURRENT ZONING: ALLOWED USES: NUMBER OF LOTS --X 2 FT. NEW STREET: 0 Nursing Home Facility and Elderly Housing VARIANCES/WAIVERS REQUESTED: A variance to allow an off premise sign. BACKGROUND: Ordinance No. 18,593 adopted by the Little Rock Board of Directors on November 20, 2001, established the Presbyterian Village Long -form PRD. The retirement community consisted of several buildings containing a variety of housing types for the elderly. Building heights range from one to three stories. The requested PRD zoning approved a major redevelopment and expansion of the facilities. The development plan was proposed with two components; north site and south site. The south site contained 8.09 acres. The facility contained 105 nursing care beds and 104 independent living apartment units. The site was to be razed with the exception of 37 independent living apartments. A new three-story, 95,000 square foot health care building and 111 parking spaces were to be constructed on the site. The health care building was to have 111 beds. October 7, 2004 SUBDIVISION ITEM NO.: 21 Cont. FILE NO.: Z-7091 The north side of the site was undeveloped and contained 10.36 acres. Fifteen independent living villas were to be constructed along the east side of the new driveway. The units were to be a series of duplex and single-family homes. The site was also to contain a 210,000 square foot independent living apartment building. The buildings would vary in height from three to four stories. There were 190 parking spaces proposed within the development. A variance from the Land Alteration Ordinance was also approved to allow a fifty -foot cut along the western perimeter of the north site. An undisturbed area, varying in width from 25 feet to 160 feet was to remain along the western perimeter of the north site. A. PROPOSAUREQUEST: The applicant has requested approval by the Planning Commission of a time extension for implementation of the improvements associated with the Presbyterian Village Long -form PRD. The applicant ,has indicated economic constraints have not allowed them to begin construction as anticipated. As a result, the applicant, requests the Commission allow a two-year time extension of the previously approved PRD. The applicant is also requesting to be allowed to place an off premise sign on the site to advertise the new residential units to be added to the northern site. The sign is located on the south site lot at Rodney Parham and advertises the independent living units on the "north site". The site is located within the approved PRD. B. EXISTING CONDITIONS: The site contains the existing Presbyterian Village located in multiple buildings. A row of apartment buildings is located on Brookside to the east. A nursing home is located to the north of the site. A commercial shopping center is located to the west. C. NEIGHBORHOOD COMMENTS: The Sturbride, Santa Fe Heights and Treasure Hills Neighborhood Associations were notified of the public hearing. As of this writing staff has not received any comment from the indicated neighborhood associations. H. ANALYSIS: Although the previous ordinance allowed the Commission the ability to grant two, one-year time extension; the ordinance adopted May 6, 2003, as per Section 36- 454 (e) " ... the applicant shall have three years from the date of passage of the October 7, 2004 SUBDVISION ITEM NO.: 21(Cont.)_FILE NO.: Z-7091 ordinance approving the preliminary approval to submit the final development plan. The applicant may request and the planning commission may grant one extension of time of not more than two -years." The applicant wishes to retain the option of developing the site as originally planned. If the extension is approved, the PRD will expire in November 2006 and the site may be subject to revocation action by the Commission. I. STAFF RECOMMENDATION: Staff recommends approval of the request for a two year time extension for the proposed development and the request to allow the placement of an off -premise sign located on the "south site" near Rodney Parham Road advertising the coming of the new retirement homes located on the "north site". 3