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HomeMy WebLinkAboutZ-7353 Staff AnalysisFILE NO.: Z-7353 NAME: Fruit of the Spirit Short -form PD -R LOCATION: Between Sanders Street and Grey Street near the intersection of Trust Street DEVELOPER: The Vanadis Group 221 West 2"d Street Little Rock, AR 72201 AREA: 2.5 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R ENGINEER: Caradine & Company P.O. Box 190 Little Rock, AR 72203 FT. NEW STREET: 0 PROPOSED USE: 40 unit assisted living for the elderly facility VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST- The applicant proposes to construct a 40 -bed assisted living facility for the elderly on this 2.5 -acre site. The structure is proposed as a single -story building of masonry construction. A fenced courtyard for privacy and security as well as secured and monitored exits is proposed. There will be substantial common space for communal dining and recreation as well as a laundry, commercial kitchen and other amenities on-site. The center will offer 36 one bedroom units and 4 two bedroom units. Each unit is approximately 410 square feet and 620 square feet respectively. The applicant has indicated each unit will offer FILE NO.: Z-7353 (Cont. separate sleeping quarters for privacy, a fully accessible bathroom, ample closet space and a modern kitchenette. The development will consist of a mixture of market rate and affordable assisted living units and will be funded primarily through the issuance of low -to -moderate tax credits through the Arkansas Development Finance Authority. The applicant proposes the primary ingress/egress from Sanders Street on the west and all receiving and parking will be located on the west side of the site as well. B. EXISTING CONDITIONS: The site is a vacant tract of land located in College Station. The property to the north of the site is also vacant. Single-family homes are scattered along Sanders Street and Gray Street the boundary streets and to the south of the site. Other uses in the area include a mix of residential, non-residential and public uses. There is a County Health Unit facility located in the area and a nursing home located north and west of the site. C. NEIGHBORHOOD COMMENTS: The College Station Progressive League, all residents located within 300 -feet of the site, who could be identified and all owners of property located within 200 - feet of the site were notified of the public hearing. As of this writing, staff has not received any comment from the area residents. D. ENGINEERING COMMENTS: BLIC WORKS CONDITIONS: 1. The proposed land use would classify Sanders Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from platted centerline. 2. The proposed land use would classify Grey Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from the as - constructed centerline. 3. Provide design of street conforming to the Master Street Plan. Construct one- half street improvements to these streets including 5 -foot sidewalks with planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment received. Enter : No comment received. Center -Point Energy: No comment received. 2 FILE NO.: Z-7353 (Cont. SBC: No comment received. Central Arkansas Water: 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 connection off a private fire system. The Fire Department, having jurisdiction, needs to evaluate this site to determine whether additional public and/or private fire facilities will be required. If additional facilities are required, they will be installed at the Developer's expense. This development will have minor impact on 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 details. Fire Department: No comment received. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The site is shown as Single Family on the City's Future Land Use Plan. The desire use is not consistent with Single Family therefore a Land Use Plan Amendment has been filed for this item and is a separate item on this agenda. (File No. LU03-24-01 - Item # 19) City Recognized Neighborhood Action Plan: The area lies in an area not covered by a City of Little Rock recognized Neighborhood Action Plan. Landscar)e Issues: No comment received. Buildin Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present. Staff stated the proposed development consisted of the construction of a 40 -bed assisted living facility for the elderly. Staff stated there were a few items, which were needed on the proposed site plan which had not been addressed. Staff stated they would contact the applicant and try to resolve any issues prior to the Commission meeting. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. 3 NO.: Z-7353 [Cont. H. ANALYSIS: Staff met with the applicant and made comments of the additions needed on the proposed site plan. The applicant has indicated a single -story building on the site plan along with additional landscaping. Staff feels the proposed development is a fit for the neighborhood. The proposal includes 40 units of assisted living elderly housing. The proposed development is consistent with the definition under the City of Little Zoning Ordinance and the normal objection to multi -family development in an area should be somewhat calmed by the fact elderly housing is defined by the Zoning Ordinance. The area contains a hodge-podge of development. There are single-family homes, commercial businesses, public facilities and a nursing home to name a few of the type uses. Staff feels the proposed use would not negatively affect the neighborhood if developed in the manner proposed. The proposed density is 16 units per acre. The City's Future Land Use Plan indicates the site as Single Family. There is an area however, shown on the Plan as Multi -family located Y2 block north and Y2 block west of the site. The Multi -family shown is developed. An area Y2 block to the north of the site is designated as LDR or Low Density Residential and a large portion of this area is developed. To Staff's knowledge, there are no outstanding issues associated with the proposed development if developed in the manner proposed. Staff would recommend approval of the request to rezone the site to allow assisted living for the elderly. STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request to Planned Development — Residential subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present. Staff stated the applicant had failed to notify property owners 15 -days prior to the Public Hearing as required by the Planning Commission By -Laws. Staff stated the applicant had requested the item be deferred to the February 20, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. rd FILE NO.: Z-7353 (Cont. PLANNING COMMISSION ACTION; (FEBRUARY 20, 2003) Mr. Todd Rice was present representing the applicant. There were no objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had requested the associated Future Land Use Plan Amendment be withdrawn. Staff stated they had reviewed the proposed request and was comfortable with the request to rezone the site to PD -R for an assisted living facility for the elderly. Staff stated they did not feel comfortable changing the Future Land Use Plan to reflect Multi Family for the site and would request any other use of the site be reviewed on the application individual merits to determine a "fit" to the neighborhood. There was no further discussion of the item. The item was placed on the Consent Agenda for approval and was approved by a vote of 10 ayes, 0 noes and 1 absent. 5 February 20, 2003 ITEM NO.: H.1 NAME: Fruit of the Spirit Short -form PD -R FILE NO.: Z-7353 LOCATION: Between Sanders Street and Grey Street near the intersection of Trust Street DEVELOPER: The Vanadis Group 221 West 2nd Street Little Rock, AR 72201 AREA: 2.5 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R ENGINEER: Caradine & Company P.O. Box 190 Little Rock, AR 72203 FT. NEW STREET: 0 PROPOSED USE: 40 unit assisted living for the elderly facility VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to construct a 40 -bed assisted living facility for the elderly on this 2.5 -acre site. The structure is proposed as a single -story building of masonry construction. A fenced courtyard for privacy and security as well as secured and monitored exits is proposed. There will be substantial common space for communal dining and recreation as well as a laundry, commercial kitchen and other amenities on-site. The center will offer 36 one bedroom units and 4 two bedroom units. Each unit is approximately 410 square feet and 620 square feet respectively. The applicant has indicated each unit will offer February 20, 2003 ITEM NO.: H.1 (Cont. FILE NO.: Z - separate sleeping quarters for privacy, a fully accessible bathroom, ample closet space and a modern kitchenette. The development will consist of a mixture of market rate and affordable assisted living units and will be funded primarily through the issuance of low -to -moderate tax credits through the Arkansas Development Finance Authority. The applicant proposes the primary ingress/egress from Sanders Street on the west and all receiving and parking will be located on the west side of the site as well. B. EXISTING CONDITIONS: The site is a vacant tract of land located in College Station. The property to the north of the site is also vacant. Single-family homes are scattered along Sanders Street and Gray Street the boundary streets and to the south of the site. Other uses in the area include a mix of residential, non-residential and public uses. There is a County Health Unit facility located in the area and a nursing home located north and west of the site. C. NEIGHBORHOOD COMMENTS: The College Station Progressive League, all residents located within 300 -feet of the site, who could be identified and all owners of property located within 200 - feet of the site were notified of the public hearing. As of this writing, staff has not received any comment from the area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed land use would classify Sanders Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from platted centerline. 2. The proposed land use would classify Grey Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from the as - constructed centerline. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment received. 4 February 20, 2003 ITEM NO.: H.1 (Cont. Entergy: No comment received. Center -Point Enemy: No comment received. SBC: No comment received. FILE NO.: Z-7353 Central Arkansas Water: 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 connection off a private fire system. The Fire Department, having jurisdiction, needs to evaluate this site to determine whether additional public and/or private fire facilities will be required. If additional facilities are required, they will be installed at the Developer's expense. This development will have minor impact on 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 details. Fire Department: No comment received. County Planning: No comment received. CATA: No comment received. F. ISS U ESITEC HN ICAL/DESIGN: Planning Division: The site is shown as Single Family on the City's Future Land Use Plan. The desire use is not consistent with Single Family therefore a Land Use Plan Amendment has been filed for this item and is a separate item on this agenda. (File No. LU03-24-01 - Item # 19) City Recognized Neighborhood Action Plan: The area lies in an area not covered by a City of Little Rock recognized Neighborhood Action Plan. Landscape Issues: No comment received. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present. Staff stated the proposed development consisted of the construction of a 40 -bed assisted living facility for the elderly. Staff stated there were a few items, which were needed on the proposed site plan which had not been addressed. Staff stated they would contact the applicant and try to resolve any issues prior to the Commission meeting. 3 February 20, 2003 ITEM NO.: H.1 (Cont. FILE NO.: Z-7353 There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff met with the applicant and made comments of the additions needed on the proposed site plan. The applicant has indicated a single -story building on the site plan along with additional landscaping. Staff feels the proposed development is a fit for the neighborhood. The proposal includes 40 units of assisted living elderly housing. The proposed development is consistent with the definition under the City of Little Zoning Ordinance and the normal objection to multi -family development in an area should be somewhat calmed by the fact elderly housing is defined by the Zoning Ordinance. The area contains a hodge-podge of development. There are single-family homes, commercial businesses, public facilities and a nursing home to name a few of the type uses. Staff feels the proposed use would not negatively affect the neighborhood if developed in the manner proposed. The proposed density is 16 _units per acre. The City's Future Land Use Plan indicates the site as Single Family. There is an area however, shown on the Plan as Multi -family located Y2 block north and Y2 block west of the site. The Multi -family shown is developed. An area Y2 block to the north of the site is designated as LDR or Low Density Residential and a large portion of this area is developed. To Staff's knowledge, there are no outstanding issues associated with the proposed development if developed in the manner proposed. Staff would recommend approval of the request to rezone the site to allow assisted living for the elderly. STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request to Planned Development — Residential subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present. Staff stated the applicant had failed to notify property owners 15 -days prior to the Public Hearing as required by the Planning Commission By -Laws. Staff stated the applicant had requested the item be deferred to the February 20, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. 4 February 20, 2003 ITEM NO_: H.1 (Cont.) FILE NO.: Z-7353 There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 February 6, 2003 ITEM NO.: 19.1 FILE NO.: Z-7353 NAME: Fruit of the Spirit Short -form PD -R LOCATION: Between Sanders Street and Grey Street near the intersection of Trust Street DEVELOPER: The Vanadis Group 221 West 2nd Street Little Rock, AR 72201 AREA: 2.5 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -R ENGINEER: Caradine & Company P.O. Box 190 Little Rock, AR 72203 FT. NEW STREET: 0 PROPOSED USE: 40 unit assisted living for the elderly facility VARIAN CESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to construct a 40 -bed assisted living facility for the elderly on this 2.5 -acre site. The structure is proposed as a single -story building of masonry construction. A fenced courtyard for privacy and security as well as secured and monitored exits is proposed. There will be substantial common space for communal dining and recreation as well as a laundry, commercial kitchen and other amenities on-site. The center will offer 36 one bedroom units and 4 two bedroom units. Each unit is approximately 410 square feet and 620 square feet respectively. The applicant has indicated each unit will offer February 6, 2003 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z-7353 n. C 7 E separate sleeping quarters for privacy, a fully accessible bathroom, ample closet space and a modern kitchenette. The development will consist of a mixture of market rate and affordable assisted living units and will be funded primarily through the issuance of low -to -moderate tax credits through the Arkansas Development Finance Authority. The applicant proposes the primary ingress/egress from Sanders Street on the west and all receiving and parking will be located on the west side of the site as well. EXISTING CONDITIONS: The site is a vacant tract of land located in College Station. The property to the north of the site is also vacant. Single-family homes are scattered along Sanders Street and Gray Street the boundary streets and to the south of the site. Other uses in the area include a mix of residential, non-residential and public uses. There is a County Health Unit facility located in the area and a nursing home located north and west of the site. NEIGHBORHOOD COMMENTS: The College Station Progressive League, all residents located within 300 -feet of the site, who could be identified and all owners of property located within 200 - feet of the site were notified of the public hearing. As of this writing, staff has not received any comment from the area residents. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed land use would classify Sanders Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 -feet from platted centerline. 2. The proposed land use would classify Grey Street on the Master Street Plan s a commercial street Dedicate right-of-way to 30 -feet from the as - Got constructed centerline. 3. Provide design of street conforming to the Master Street Plan. half street improvements to these streets including 5 -foot planned development. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment received. 2 Construct one - sidewalks with February 6, 2003 SUBDIVISION ITEM NO.: 19.1 (Cont.) FILE NO.: Z-7353 Enter. : No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: 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 connection off a private fire system. The Fire Department, having jurisdiction, needs to evaluate this site to determine whether additional public and/or private fire facilities will be required. If additional facilities are required, they will be installed at the Developer's expense. This development will have minor impact on 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 details. Fire Department: No comment received. County Planning: No comment received. CATA: No comment received. F. ISSUES/TEC HN I CAUD ESIGN: Planning Division: The site is shown as Single Family on the City's Future Land Use Plan. The desire use is not consistent with Single Family therefore a Land Use Plan Amendment has been filed for this item and is a separate item on this agenda. (File No. LU03-24-01 - Item # 19) City Recognized Neighborhood Action Plan: The area lies in an area not covered by a City of Little Rock recognized Neighborhood Action Plan. Landscape Issues: No comment received. Buildinq Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was not present. Staff stated the proposed development consisted of the construction of a 40 -bed assisted living facility for the elderly. Staff stated there were a few items, which were needed on the proposed site plan which had not been addressed. Staff stated they would contact the applicant and try to resolve any issues prior to the Commission meeting. 3 February 6, 2003 SUBDIVISION ITEM NO.: 19.1 Cont. FILE NO.: Z-7353 There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff met with the applicant and made comments of the additions needed on the proposed site plan. The applicant has indicated a single -story building on the site plan along with additional landscaping. Staff feels the proposed development is a fit for the neighborhood. The proposal includes 40 units of assisted living elderly housing. The proposed development is consistent with the definition under the City of Little Zoning Ordinance and the normal objection to multi -family development in an area should be somewhat calmed by the fact elderly housing is defined by the Zoning Ordinance. The area contains a hodge-podge of development. There are single-family homes, commercial businesses, public facilities and a nursing home to name a few of the type uses. Staff feels the proposed use would not negatively affect the neighborhood if developed in the manner proposed. The proposed density is 16 units per acre. The City's Future Land Use Plan indicates the site as Single Family. There is an area however, shown on the Plan as Multi -family located Y2 block north and Y2 block west of the site. The Multi -family shown is developed. An area '/2 block to the north of the site is designated as LDR or Low Density Residential and a large portion of this area is developed. To Staff's knowledge, there are no outstanding issues associated with the proposed development if developed in the manner proposed. Staff would recommend approval of the request to rezone the site to allow assisted living for the elderly. STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request to Planned Development — Residential subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present. Staff stated the applicant had failed to notify property owners 157days prior to the Public Hearing as required by the Planning Commission By -Laws. Staff stated the applicant had requested the item be deferred to the February 20, 2003 Public Hearing. Staff stated they were supportive of the request for deferral. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. Subdivision Committee Comments January 16, 2003 Item No. 19 Z-7353 Faith of the Spirit Short -form PD -R 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. Variance/Waivers: Public Works: Utilities and Fire Department/County Planning: Wastewater: Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: 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 connection off a private fire system. The Fire Department, having jurisdiction, needs to evaluate this site to determine whether additional public and/or private fire facilities will be required. If additional facilities are required, they will be installed at the Developer's expense. This development will have minor impact on 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 details. Fire Department: County Planning: No comment received. CATA: No comment received. Planning Division: Landscape: Revised plat/plan: Submit four (4) copies of a revised preliminary plat/revised site plan (to include the additional information as noted above) to staff on Wednesday, January 22, 2003.