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HomeMy WebLinkAboutZ-7380 Staff AnalysisMay 1, 2003 ITEM NO.: 11 NAME: Hospice Home Care Long -form POD LOCATION: 2200 South Bowman Road DEVELOPER: Hospice Home Care Inc. 1501 North University Avenue Little Rock, AR 72207 ENGINEER: McGetrick and McGetrick Engineers 311 President Clinton Avenue Little Rock, AR 72201 ARCHITECT: Canino Peckham & Associates, Inc. 10401 West Markham Street Little Rock, AR 72205 AREA: 12.99 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD FILE NO.: Z-7380 FT. NEW STREET: 0 PROPOSED USE: Hospice Home Care Inpatient Clinic, Hospice duplex housing, Kaleidoscope Center and Hospice Home Care Administrative Offices. VARIANCES/WAIVERS REQUESTED: None requested. May 1, 2003 SUBDIVISION ITEM NO.: 11 Cont. A. PROPOSAUREQUEST: FILE NO.: Z-7380 The applicant proposes to develop this 12.88 acre site located on South Bowman Road with several different types of improvements, all with the goal of supporting and enhancing, the mission of Hospice Home Care, Inc. as that organization provides much needed hospice services to Little Rock and the surrounding communities. The site has approximately 30 feet of fall across 1328.42 feet of depth, making the slope mild in most instances. There is a significant rise in the Southwestern corner of the site; however, the developers are not proposing any development in that area. The applicant has indicated the entire site is enclosed with a six-foot wood fence with the exception of along South Bowman Road. There are currently two small, brick houses on the site, in addition to a barn. All three of these will be demolished. The site also has two existing ponds. One of these ponds will be utilized as a storm water retention pond for the new development. An eight inch sewer line is available along the southwestern part of the site, with another sewer line across the north and east boundaries. Topography will allow the development to gravity -feed into the existing sewer line on the southwest section of the site. Water, power and natural gas are available from existing lines along Bowman Road. The applicant intends to tie into the existing water line and place an additional fire hydrant inside the development and water for the required sprinkler system in the hospice building. The applicant proposes to phase the development over a ten year period. The first phase includes the development of a 36 -bed inpatient facility. The structure will be single story to be utilized by patients who have been diagnosed as having six months or less of life. There are forty-five parking spaces proposed with this portion of the development. The building is proposed at 25,700 square feet and 32 -feet in height. The second phase will begin in 2006 and include the development of a new administrative office building with associated education center. The Administrative Office Building is proposed with 15,400 square feet of building space and will house all the permanent and part-time staff of Hospice Home Care, Inc. The facility will include social workers, grief counselors, counseling rooms, durable medical goods storage, conference rooms, file rooms, computer center and support space for hospice. The Education Center is proposed as 1760 square feet of building space and will be used as a training center for volunteers and staff. It will be accessible and available to the community clubs, introducing them to the hospice campus and providing outreach education to the 2 May 1, 2003 SUBDIVISION ITEM NO.: 11 (Co FILE NO.: Z-7380 community. There are sixty-one parking spaces proposed with this phase of the development. The third phase will consist of the construction of four, 1500 square foot bungalows. The bungalows will be duplex units which will house terminally ill patients that are still ambulatory, providing them with an easy transiting onto the Hospice campus and into the Hospice system. The applicant has indicated the bungalows will begin construction in 2008. The applicant is also proposing to construct a Kaleidoscope Center. The building is proposed as 4500 square feet of building space and a maximum occupancy load of forty children. The center will service the childcare need of Hospice staff, as well as residents and caregivers. The center will also provide counseling for children on issues such as dealing with death of a family member and how to accept what eventually happens. The activities include painting, role-playing, reading, and some outdoor activities. The applicant has indicated the estimated time frame for construction to begin in 2010. There are fourteen parking spaces proposed with this portion of the development. The applicant has indicated the concept is to locate facilities that will generate the most vehicle traffic closest to South Bowman Road. The applicant has also indicated the private rooms of the Hospice hospital will be located to the rear of the building to allow patients as much privacy as possible, with visual access to the existing open space, trees and pond. The applicant is proposing the placement of a single sign consistent with signage allowable in office zones (not to exceed six feet in height and sixty-four square feet in area) near South Bowman Road. The applicant proposes the buildings to be constructed with brick exterior, shingle roofs and operable windows. The applicant intends to retain as many of the existing large deciduous trees on the site as feasible. The applicant has indicated the vast majority of the site will remain in its current state. The applicant proposes to develop walking trails, with picnic benches, rest stops, raised planters and memorial gardens. The applicant has indicated all improvements will be designed with use by the handicapped and the feeble in mind. B. EXISTING CONDITIONS: The site abuts the Cherry Creek Subdivision to the north and the west and single-family homes on large lots are located to the south of the site. The Sandpiper Subdivision is located across South Bowman Road with none of these homes taking access from South Bowman Road. 3 May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont FILE NO.: Z-7380 The site contains two single-family homes located midway accessed from a single drive extending from South Bowman Road. There is also a barn located on the site. The site has a very rural feel and appears to be a former pasture area with a scattering of trees and the site is fenced with a wire fence commonly used in ranching. There is a drainage ditch located on the west property line located at the bottom of a hill. There is a large grove of small pine trees located on the northern property line near the backs of the homes off Cherry Bend. There is very little existing screening located on the northern property line and the site is very visible to the homes. To the south the vegetation appears to be heavier adjacent to the single- family homes located on Gilbert. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association and the Point West/Gibralter Heights/Timber Ridge Neighborhood Association were notified of the Public Hearing along with all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. As of this writing, Staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication (30') and improvements meets Master Street plan requirement. 2. All driveways shall be concrete aprons per City Ordinance. 3. A grading permit and development permit for special flood hazard area is required prior to construction. Show the limits of the flood plain and floodway on the site plan. 4. Storm water detention ordinance applies to this property. 5. Driveway location and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The driveway must be located near the center of the frontage and must not exceed 36 feet in width. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. 4 May 1, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7380 Entergy: A 30 -foot easement is required for overhead power in the location of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine the fire facilities required. Private fire facilities 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 protections. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. Count Plannin : No comment received. CATA: The 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 Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for a hospice care facility. The uses proposed with the Planned Development are of a public - quasi -public nature. The development will be a medical care facility (hospice). Since long- term medical care (hospitals) are a public use by definition, Staff believes that the nature of the request is also Public Institutional in nature. Therefore, as with all Public Institutional uses a Land Use Plan is not required. When Staff conducts the next land use review of the area, if the development is in place a 'clean-up' amendment to Public Institutional may be included for the Commission's consideration at that time. 5 May 1, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7380 G. 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: Portions of the land use buffers along the northern and southern perimeters, drop below the nine (9) foot width minimum. The full width requirement without transfers is twenty-six (26) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, southern and western perimeters of the site. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment. SUBDIVISION COMMITTEE COMMENT (April 10, 2003) Representatives of the proposed development were present representing the application. Staff presented the item indicating the request was for a hospice hospital, administrative office building, duplex bungalows, also for hospice patients, and a Kaleidoscope Center, a center geared toward terminally ill children and grief counseling of children who are faced with a terminally ill loved one or acquaintance. Staff stated the development was to take place in four phases over a ten year development. Staff requested the applicant indicate additional items on the proposed site plan. Staff requested details of any proposed signage, days and hours of operation of the office building and the Kaleidoscope Center and the proposed location of dumpster. Staff suggested the applicant revise the site plan to internalize the parking. Staff stated for the development to be less intrusive to the adjoining neighborhoods, headlights should not shine into the backs of homes. Staff also requested the applicant indicate on the proposed site plan any and all trees the applicant intended to keep on the site. Staff stated screening would be required along the property lines adjoining single-family zone properties. Staff stated any additional site lighting must be low level in intensity and directional, directed away from residentially zoned properties. 0 May 1, 2003 SUBDIVISION ITEM NO_: 11 Cont. FILE NO.: Z-7380 Public Works comments were addressed. Staff stated the proposed development would require a grading permit and the Stormwater Detention Ordinance applied to the proposed site. Staff questioned where the applicant intended to store the stormwater and requested the location be identified on the site plan. Staff stated one-half street improvements would be required to Bowman Road as indicted on the site plan. Staff stated the driveway should be relocated to the center of the property. Landscaping comments were addressed. Staff stated the proposed buffers along the northern and southern perimeters appeared to drop below the nine -foot minimum width. Staff stated the full width required would be twenty-six feet not considering any transfers allowed. As stated previously Staff once again reiterated a fence, wall or dense evergreen plantings would be required along the northern, southern and western perimeters of the site. Staff noted comments from Central Arkansas Water, the Little Rock Wastewater Utility, Entergy and the Little Rock Fire Department. Staff suggested the applicant contact these agencies for further clarification as to the required comments. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the development will take place over a ten year period and be constructed in four phases. Staff is supportive of the phasing plan submitted by the applicant. The applicant has indicated there will be a single ground -mounted sign located on the north side of the driveway at the front entrance to the property. The applicant has indicated the sign will be approximately six feet in height and no more than sixty-four square feet in area. The sign will be constructed from native stone with metallic letters and the Hospice Home Care logo. The applicant proposes the hours of operation for the Office building to be from 8:00 am to 5:00 pm Monday through Friday. The applicant proposes the Kaleidoscope Center will operate from 6:00 am to 6:00 pm Monday through Friday. The applicant has indicated on occasion the building will be used at night and on weekends for children's play groups and children's grief support groups. 7 May 1, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7380 The proposed site plan indicates two dumpster locations. One location located near the hospital and the second location is near the administration building. The applicant has indicated both locations will be screened as required by the Zoning Ordinance. The applicant has also indicated the maximum building height for the inpatient hospice building will be 32 feet. All other buildings will not exceed 24 -feet. Staff is supportive of the overall building heights and placement on the site plan. The applicant has indicated an eight foot wooden fence along the north, west and south property lines. The applicant has also indicated additional dense cypress will be planted to further buffer the single-family homes in the area. The applicant has indicated as much as possible of the natural buffer will remain on the site. The applicant has also stated trees will remain in the site until each Phase is ready for development. In the first phase, the trees to be removed are only the trees under the building pad and the trees located in the designated driveway area. The applicant has not however moved the driveway to the center of the property. The applicant has stated the drive has been moved from the southern property line to the extent possible but with the narrowness of the parcel to move the drive to the center would interfere with the development of the office building and parking. The applicant has also stated due to the elevation along Bowman Road to move the drive any further north would contribute to possible unsafe conditions for ingress and egress. Staff is supportive of the driveway placement. Staff is supportive of the proposed development as filed. The applicant has tried to minimize the negative impacts on the surrounding neighborhood by placing the development away from the adjoining properties. The applicant has also indicated the eight -foot wooden fence on the northern property line will be installed prior to construction to aid in the unsightliness of construction to the adjoining homeowners. The proposed development should be a quiet use with the Hospice Inpatient center located on the rear of the development and the duplex bungalows located adjoining the Cherry Creek Subdivision homes. The administration building will be located near Bowman Road with the parking for the building located adjacent to Bowman Road. The applicant has also stated ambulance service to the site will for the most part be non -siren service. The applicant has stated on occasion a siren ambulance may be called but this is rare. The applicant has also stated any site lighting will be low level and directional, directed inward and away from residentially zoned properties. May 1, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7380 The parking proposed is sufficient to meet the typical minimum parking demand for a development of this type. The applicant is proposing a total of 128 parking spaces. The typical minimal parking required would be 106. Staff is supportive of the proposed parking and the phasing plan of the parking. To Staff's knowledge there are no outstanding issues associated with the proposed development. If the development is developed as proposed with all parking internalized and the buffer areas as indicated, the use should be a quiet use with minimal if any negative impact on the surrounding neighborhoods. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (MAY 1, 2003) Ms. Lisa Thompson, Chief Operating Office of Hospice Home Care and Mr. Pat McGetrick of McGetrick and McGetrick Engineers were present representing the application. There were objectors present. Staff presented the item with a recommendation of approval of the requested rezoning subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Mr. Winton McInnis addressed the Commission stating he was not opposed to the Hospice development but he did question if allowing this use in the area opened the door for multi -family development. He stated the Land Use Plan indicated single-family for the site as well as the area to the south of the proposed development. He questioned allowing non-residential uses to located in a exclusively single-family neighborhood. Staff stated the Land Use Plan was not being changed only the zoning. Staff stated this would protect the area from becoming non-residential since the Land Use Plan was a guide for zoning. Mr. Mitch Cook spoke in opposition of the proposed development. He stated the development was not residential but a commercial use. He questioned the clear -cutting of trees, which would affect the ozone and the driveway location. He stated at the current location there was a sight distance problem for persons exiting the site. Mr. Cook also stated he realized the day care was for hospice children but he questioned the noise of the facility. 9 May 1, 2003 SUBDIVISION NO.: 11 (Cont. FILE NO.: Z-7380 Mr. McGetrick stated the driveway had been relocated to the south as far as feasible to allow for an increased sight distance for persons entering and exiting the site. He stated the development would only clear the trees necessary for construction of the current phase. He stated trees in phase four would remain until construction was imitate for the fourth phase. Mr. McGetrick stated the daycare had been situated as on the southern portion of the site away from the Cherry Creek Subdivision. He stated the residential portion of the development was located nearer the homes of the subdivision. Ms. Thompson stated although she did not have elevations for the proposed development the design was residential in character. She stated across the country the trend was to located facilities of this type in residential neighborhoods and to develop the site with the sensitivity of the neighborhoods in mind. A motion was made to approve the proposed development as filed to include all staff comments and recommendations. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 10 FILE NO.: Z-7380 NAME: Hospice Home Care Long -form POD LOCATION: 2200 South Bowman Road DEVELOPER: Hospice Home Care Inc. 1501 North University Avenue Little Rock, AR 72207 ENGINEER: McGetrick and McGetrick Engineers 311 President Clinton Avenue Little Rock, AR 72201 ARCHITECT, Canino Peckham & Associates, Inc. 10401 West Markham Street Little Rock, AR 72205 AREA: 12.99 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: Hospice Home Care Inpatient Clinic, Hospice duplex housing, Kaleidoscope Center and Hospice Home Care Administrative Offices. VARIANCESANAIVERS REQUESTED: None requested. FILE NO.: Z-7380 Cont. A. PROPOSALIREgUEST: The applicant proposes to develop this 12.88 acre site located on South Bowman Road with several different types of improvements, all with the goal of supporting and enhancing, the mission of HospiM Home Care, Inc. as that organization provides much needed hospice services to Little Rock and the surrounding communities. The site has approximately 30 feet of fall across 1328.42 feet of depth, making the slope mild in most instances. There is a significant rise in the Southwestern corner of the site; however, the developers are not proposing any development in that area. The applicant has indicated the entire site is enclosed with a six-foot wood fence with the exception of along South Bowman Road. There are currently two small, brick houses on the site, in addition to a barn. All three of these will be demolished. The site also has two existing ponds. One of these ponds will be utilized as a storm water retention pond for the new development. An eight inch sewer line is available along the southwestern part of the site, with another sewer line across the north and east boundaries. Topography will allow the development to gravity -feed into the existing sewer line on the southwest section of the site. Water, power and natural gas are available from existing lines along Bowman Road. The applicant intends to tie into the existing water line and place an additional fire hydrant inside the development and water for the required sprinkler system in the hospice building. The applicant proposes to phase the development over a ten year period. The first phase includes the development of a 36 -bed inpatient facility. The structure will be single story to be utilized by patients who have been diagnosed as having six months or less of life. There are forty-five parking spaces proposed with this portion of the development. The building is proposed at 25,700 square feet and 32 -feet in height. The second phase will begin in 2006 and include the development of a new administrative office building with associated education center. The Administrative Office Building is proposed with 15,400 square feet of building space and will house all the permanent and part-time staff of Hospice Home Care, Inc. The facility will include social workers, grief counselors, counseling rooms, durable medical goods storage, conference rooms, file rooms, computer center and support space for hospice. The Education Center is proposed as 1760 square feet of building space and will be used as a training center for volunteers and staff. It will be accessible and available to the community clubs, introducing them to the hospice campus and providing outreach education to the community. There are sixty-one parking spaces proposed with this phase of the development. 2 ILE NO.: Z-7380 (Cont. The third phase will consist of the construction of four, 1500 square foot bungalows. The bungalows will be duplex units which will house terminally ill patients that are still ambulatory, providing them with an easy transiting onto the Hospice campus and into the Hospice system. The applicant has indicated the bungalows will begin construction in 2008. The applicant is also proposing to construct a Kaleidoscope Center. The building is proposed as 4500 square feet of building space and a maximum occupancy load of forty children. The center will service the childcare need of Hospice staff, as well as residents and caregivers. The center will also provide counseling for children on issues such as dealing with death of a family member and how to accept what eventually happens. The activities include painting, role-playing, reading, and some outdoor activities. The applicant has indicated the estimated time frame for construction to begin in 2010. There are fourteen parking spaces proposed with this portion of the development. The applicant has indicated the concept is to locate facilities that will generate the most vehicle traffic closest to South Bowman Road. The applicant has also indicated the private rooms of the Hospice hospital will be located to the rear of the building to allow patients as much privacy as possible, with visual access to the existing open space, trees and pond. The applicant is proposing the placement of a single sign consistent with signage allowable in office zones (not to exceed six feet in height and sixty-four square feet in area) near South Bowman Road. The applicant proposes the buildings to be constructed with brick exterior, shingle roofs and operable windows. The applicant intends to retain as many of the existing large deciduous trees on the site as feasible. The applicant has indicated the vast majority of the site will remain in its current state. The applicant proposes to develop walking trails, with picnic benches, rest stops, raised planters and memorial gardens. The applicant has indicated all improvements will be designed with use by the handicapped and the feeble in mind. EXISTING CONDITIONS: The site abuts the Cherry Creek Subdivision to the north and the west and single-family homes on large lots are located to the south of the site. The Sandpiper Subdivision is located across South Bowman Road with none of these homes taking access from South Bowman Road. The site contains two single-family homes located midway accessed from a single drive extending from South Bowman Road. There is also a barn located on the site. The site has a very rural feel and appears to be a former pasture area with a scattering of trees and the site is fenced with a wire fence commonly 3 FILE NO.: Z-7380 Cont. used in ranching. There is a drainage ditch located on the west property line located at the bottom of a hill. There is a large grove of small pine trees located on the northern property line near the backs of the homes off Cherry Bend. There is very little existing screening located on the northern property line and the site is very visible to the homes. To the south the vegetation appears to be heavier adjacent to the single- family homes located on Gilbert. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association and the Point West/Gibralter Heights/Timber Ridge Neighborhood Association were notified of the Public Hearing along with all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. As of this writing, Staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS - 1 . ONDITIONS:1. The proposed right-of-way dedication (30') and improvements meets Master Street plan requirement. 2. All driveways shall be concrete aprons per City Ordinance. 3. A grading permit and development permit for special flood hazard area is required prior to construction. Show the limits of the flood plain and floodway on the site plan. 4. Storm water detention ordinance applies to this property. 5. Driveway location and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The driveway must be located near the center of the frontage and must not exceed 36 feet in width. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 30 -foot easement is required for overhead power in the location of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. Center -Point Energy: No comment received. SBC: No comment received. C! FILE NO.: Z-7380 Cont. Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine the fire facilities required. Private fire facilities 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 protections. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The 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 Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for a hospice care facility. The uses proposed with the Planned Development are of a public - quasi -public nature. The development will be a medical care facility (hospice). Since long- term medical care (hospitals) are a public use by definition, Staff believes that the nature of the request is also Public Institutional in nature. Therefore, as with all Public Institutional uses a Land Use Plan is not required. When Staff conducts the next land use review of the area, if the development is in place a 'clean-up' amendment to Public Institutional may be included for the Commission's consideration at that time. 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: Portions of the land use buffers along the northern and southern perimeters, drop below the nine (9) foot width minimum. The full width requirement without transfers is twenty-six (26) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, southern and western perimeters of the site. .1 PILE NO.: Z-7380 Gont. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Buildin Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Representatives of the proposed development were present representing the application. Staff presented the item indicating the request was for a hospice hospital, administrative office building, duplex bungalows, also for hospice patients, and a Kaleidoscope Center, a center geared toward terminally ill children and grief counseling of children who are faced with a terminally ill loved one or acquaintance. Staff stated the development was to take place in four phases over a ten year development. Staff requested the applicant indicate additional items on the proposed site plan. Staff requested details of any proposed signage, days and hours of operation of the office building and the Kaleidoscope Center and the proposed location of dumpster. Staff suggested the applicant revise the site plan to internalize the parking. Staff stated for the development to be less intrusive to the adjoining neighborhoods, headlights should not shine into the backs of homes. Staff also requested the applicant indicate on the proposed site plan any and all trees the applicant intended to keep on the site. Staff stated screening would be required along the property fines adjoining single-family zone properties. Staff stated any additional site lighting must be low level in intensity and directional, directed away from residentially zoned properties. Public Works comments were addressed. Staff stated the proposed development would require a grading permit and the Stormwater Detention Ordinance applied to the proposed site. Staff questioned where the applicant intended to store the stormwater and requested the location be identified on the site plan. Staff stated one-half street improvements would be required to Bowman Road as indicted on the site plan. Staff stated the driveway should be relocated to the center of the property. Landscaping comments were addressed. Staff stated the proposed buffers along the northern and southern perimeters appeared to drop below the nine -foot minimum width. Staff stated the full width required would be twenty-six feet not considering any transfers allowed. As stated previously Staff once again reiterated a fence, wall or dense evergreen plantings would be required along the northern, southern and western perimeters of the site. C. FILE NO.: Z-7380(Cont.) Staff noted comments from Central Arkansas Water, the Little Rock Wastewater Utility, Entergy and the Little Rock Fire Department. Staff suggested the applicant contact these agencies for further clarification as to the required comments. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the development will take place over a ten year period and be constructed in four phases. Staff is supportive of the phasing plan submitted by the applicant. The applicant has indicated there will be a single ground -mounted sign located on the north side of the driveway at the front entrance to the property. The applicant has indicated the sign will be approximately six feet in height and no more than sixty-four square feet in area. The sign will be constructed from native stone with metallic letters and the Hospice Home Care logo. The applicant proposes the hours of operation for the Office building to be from 8:00 am to 5:00 pm Monday throLEgh Friday. The applicant proposes the Kaleidoscope Center will operate from 6:00 am to 6:00 pm Monday through Friday. The applicant has indicated on occasion the building will be used at night and on weekends for children's play groups and children's grief support groups. The proposed site plan indicates two dumpster locations. One location located near the hospital and the second location is near the administration building. The applicant has indicated both locations will be screened as required by the Zoning Ordinance. The applicant has also indicated the maximum building height for the inpatient hospice building will be 32 feet. All other buildings will not exceed 24 -feet. Staff is supportive of the overall building heights and placement on the site plan. The applicant has indicated an eight foot wooden fence along the north, west and south property lines. The applicant has also -indicated additional dense cypress will be planted to further buffer the single-family homes in the area. The applicant has indicated as much as possible of the natural buffer will remain on the site. The applicant has also stated trees will remain in the site until each Phase is ready for development. In the first phase, the trees to be removed are only the trees under the building pad and the trees located in the designated driveway area. The applicant has not however moved the driveway to the center of the property. The applicant has stated the drive has been moved from the southern property 7 FILE NO.: Z-7380 Cont. line to the extent possible but with the narrowness of the parcel to move the drive to the center would interfere with the development of the office building and parking. The applicant has also stated due to the elevation along Bowman Road to move the drive any further north would contribute to possible unsafe conditions for ingress and egress. Staff is supportive of the driveway placement. Staff is supportive of the proposed development as filed. The applicant has tried to minimize the negative impacts on the surrounding neighborhood by placing the development away from the adjoining properties. The applicant has also indicated the eight -foot wooden fence on the northern property line will be installed prior to construction to aid in the unsightliness of construction to the adjoining homeowners. The proposed development should be a quiet use with the Hospice Inpatient center located on the rear of the development and the duplex bungalows located adjoining the Cherry Creek Subdivision homes. The administration building will be located near Bowman Road with the parking for the building located adjacent to Bowman Road. The applicant has also stated ambulance service to the site will for the most part be non -siren service. The applicant has stated on occasion a siren ambulance may be called but this is rare. The applicant has also stated any site lighting will be low level and directional, directed inward and away from residentially zoned properties. The parking proposed is sufficient to meet the typical minimum parking demand for a development of this type. The applicant is proposing a total of 128 parking spaces. The typical minimal parking required would be 100. Staff is supportive of the proposed parking and the phasing plan of the parking. To Staff's knowledge there are no outstanding issues associated with the proposed development. If the development is developed as proposed with all parking internalized and the buffer areas as indicated, the use should be a quiet use with minimal if any negative impact on the surrounding neighborhoods. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (MAY 1, 2003) Ms. Lisa Thompson, Chief Operating Office of Hospice Home Care and Mr. Pat McGetrick of McGetrick and McGetrick Engineers were present representing the application. There were objectors present. Staff presented the item with a F:3 FILE Na.: Z-7380 Cont. recommendation of approval of the requested rezoning subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Mr. Winton McInnis addressed the Commission stating he was not opposed to the Hospice development but he did question if allowing this use in the area opened the door for multi -family development. He stated the Land Use Plan indicated single-family for the site as well as the area to the south of the proposed development. He questioned allowing non-residential uses to located in a exclusively single-family neighborhood. Staff stated the Land Use Plan was not being changed only the zoning. Staff stated this would protect the area from becoming non-residential since the Land Use Plan was a guide for zoning. Mr. Mitch Cook spoke in opposition of the proposed development. He stated the development was not residential but a commercial use. He questioned the clear -cutting of trees, which would affect the ozone and the driveway location. He stated at the current location there was a sight distance problem for persons exiting the site. Mr. Cook also stated he realized the day care was for hospice children but he questioned the noise of the facility. Mr. McGetrick stated the driveway had been relocated to the south as far as feasible to allow for an increased sight distance for persons entering and exiting the site. He stated the development would only clear the trees nece=ssary for construction of the current phase. He stated trees in phase four would remain until construction was imitate for the fourth phase. Mr. McGetrick stated the daycare had been situated as on the southern portion of the site away from the Cherry Creek Subdivision. He stated the residential portion of the development was located nearer the homes of the subdivision. Ms. Thompson stated although she did not have elevations for the proposed development the design was residential in character. She stated across the country the trend was to located facilities of this type in residential neighborhoods and to develop the site with the sensitivity of the neighborhoods in mind. A motion was made to approve the proposed development as filed to include all staff comments and recommendations. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 May 1, 2003 ITEM NO.: 11 NAME: Hospice Home Care Long -form POD LOCATION: 2200 South Bowman Road DEVELOPE Hospice Home Care Inc. 1501 North University Avenue Little Rock, AR 72207 ENGINEER: McGetrick and McGetrick Engineers 311 President Clinton Avenue Little Rock, AR 72201 A C3r1-1IT�(-'T Canino Peckham & Associates, Inc. 10401 West Markham Street Little Rock, AR 72205 AREA: 12.99 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD FILE NO.: Z - FT. NEW STREET: 0 PROPOSED USE: Hospice Home Care Inpatient Clinic, Hospice duplex housing, Kaleidoscope Center and Hospice Home Care Administrative Offices. VARIANCES/WAIVERS REQUESTED: None requested. May 1, 2003 SUBDIVISION ITEM NO.: 11 Cont.) FILE NO.: Z-7380 U PROPOSAL/REQUEST: The applicant proposes to develop this 12.88 acre site located on South Bowman Road with several different types of improvements, all with the goal of supporting and enhancing, the mission of Hospice Home Care, Inc. as that organization provides much needed hospice services to Little Rock and the surrounding communities. The site has approximately 30 feet of fall across 1328.42 feet of depth, making the slope mild in most instances. There is a significant rise in the Southwestern corner of the site; however, the developers are not proposing any development in that area. The applicant has indicated the entire site is enclosed with a six-foot wood fence with the exception of along South Bowman Road. There are currently two small, brick houses on the site, in addition to a barn. All three of these will be demolished. The site also has two existing ponds. One of these ponds will be utilized as a storm water retention pond for the new development. An eight inch sewer line is available along the southwestern part of the site;-: with another sewer line across the north and east boundaries. Topography will allow the development to gravity -feed into the existing sewer line on the southwest section of the site. Water, power and natural gas are available from existing lines along Bowman Road. The applicant intends to tie into the existing water line and place an additional fire hydrant inside the development and water for the required sprinkler system in the hospice building. The applicant proposes to phase the development over a ten year period. The first phase includes the development of a 36 -bed inpatient facility. The structure will be single story to be utilized by patients who have been diagnosed as having six months or less of life. There are forty-five parking spaces proposed with this portion of the development. The building is proposed at 25,700 square feet and 32 -feet in height. The second phase will begin in 2006 and include the development of a new administrative office building with associated education center. The Administrative Office Building is proposed with 15,400 square feet of building space and will house all the permanent and part-time staff of Hospice Home Care, Inc. The facility will include social workers, grief counselors, counseling rooms, durable medical goods storage, conference rooms, file rooms, computer center and support space for hospice. The Education Center is proposed as 1760 square feet of building space and will be used as a training center for volunteers and staff. It will be accessible and available to the community clubs, introducing them to the hospice campus and providing outreach education to the 2 May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.� Z-7380 community. There are sixty-one parking spaces proposed with this phase of the development. The third phase will consist of the construction of four, 1500 square foot bungalows. The bungalows will be duplex units which will house terminally ill patients that are still ambulatory, providing them with an easy transiting onto the Hospice campus and into the Hospice system. The applicant has indicated the bungalows will begin construction in 2008. The applicant is also proposing to construct a Kaleidoscope Center. The building is proposed as 4500 square feet of building space and a maximum occupancy load of forty children. The center will service the childcare need of Hospice staff, as well as residents and caregivers. The center will also provide counseling for children on issues such as dealing with death of a family member and how to accept what eventually happens. The activities include painting, role-playing, reading, and some outdoor activities. The applicant has indicated the estimated time frame for construction to begin in 2010. There are fourteen parking spaces proposed with this portion of the development. The applicant has indicated the concept is to locate facilities that will generate the most vehicle traffic closest to South Bowman Road. The applicant has also indicated the private rooms of the Hospice hospital will be located to the rear of the building to allow patients as much privacy as possible, with visual access to the existing open space, trees and pond. The applicant is proposing the placement of a single sign consistent with signage allowable in office zones (not to exceed six feet in height and sixty-four square feet in area) near South Bowman Road. The applicant proposes the buildings to be constructed with brick exterior, shingle roofs and operable windows. The applicant intends to retain as many of the existing large deciduous trees on the site as feasible. The applicant has indicated the vast majority of the site will remain in its current state. The applicant proposes to develop walking trails, with picnic benches, rest stops, raised planters and memorial gardens. The applicant has indicated all improvements will be designed with use by the handicapped and the feeble in mind. B. EXISTING CONDITIONS: The site abuts the Cherry Creek Subdivision to the north and the west and single-family homes on large lots are located to the south of the site. The Sandpiper Subdivision is located across South Bowman Road with none of these homes taking access from South Bowman Road. 3 May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7380 The site contains two single-family homes located midway accessed from a single drive extending from South Bowman Road. There is also a barn located on the site. The site has a very rural feel and appears to be a former pasture area with a scattering of trees and the site is fenced with a wire fence commonly used in ranching. There is a drainage ditch located on the west property line located at the bottom of a hill. There is a large grove of small pine trees located on the northern property line near the backs of the homes off Cherry Bend. There is very little existing screening located on the northern property line and the site is very visible to the homes. To the south the vegetation appears to be heavier adjacent to the single- family homes located on Gilbert. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association and the Point West/Gibralter Heights/Timber Ridge Neighborhood Association were notified of the Public Hearing along with all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. As of this writing, Staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed right-of-way dedication (30') and improvements meets Master Street plan requirement. 2. All driveways shall be concrete aprons per City Ordinance. 3. A grading permit and development permit for special flood hazard area is required prior to construction. Show the limits of the flood plain and floodway on the site plan. 4. Storm water detention ordinance applies to this property. 5. Driveway location and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The driveway must be located near the center of the frontage and must not exceed 36 feet in width. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. rd May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. F FILE NO.: Z-7380 Entergy: A 30 -foot easement is required for overhead power in the location of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. - Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine the fire facilities required. Private fire facilities 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 protections. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for a hospice care facility. The uses proposed with the Planned Development are of a public - quasi -public nature. The development will be a medical care facility (hospice). Since long- term medical care (hospitals) are a public use by definition, Staff believes that the nature of the request is also Public Institutional in nature. Therefore, as with all Public Institutional uses a Land Use Plan is not required. When Staff conducts the next land use review of the area, if the development is in place a 'clean-up' amendment to Public Institutional may be included for the Commission's consideration at that time. +1 May 1, 2003 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z-7380 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. I Landscape: Portions of the land use buffers along the northern and southern perimeters, drop below the nine (9) foot width minimum. The full width requirement without transfers is twenty-six (26) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, southern and western perimeters of the site. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Buil&ia Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Representatives of the proposed development were present representing the application. Staff presented the item indicating the request was for a hospice hospital, administrative office building, duplex bungalows, also for hospice patients, and a Kaleidoscope Center, a center geared toward terminally ill children and grief counseling of children who are faced with a terminally ill loved one or acquaintance. Staff stated the development was to take place in four phases over a ten year development. Staff requested the applicant indicate additional items on the proposed site plan. Staff requested details of any proposed signage, days and hours of operation of the office building and the Kaleidoscope Center and the proposed location of dumpster. Staff suggested the applicant revise the site plan to internalize the parking. Staff stated for the development to be less intrusive to the adjoining neighborhoods, headlights should not shine into the backs of homes. Staff also requested the applicant indicate on the proposed site plan any and all trees the applicant intended to keep on the site. Staff stated screening would be required along the property lines adjoining single-family zone properties. Staff stated any additional site lighting must be low level in intensity and directional, directed away from residentially zoned properties. N May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7380 Public Works comments were addressed. Staff stated the proposed development would require a grading permit and the Stormwater Detention Ordinance applied to the proposed site. Staff questioned where the applicant intended to store the stormwater and requested the location be identified on the site plan. Staff stated one-half street improvements would be required to Bowman Road as indicted on the site plan. Staff stated the driveway should be relocated to the center of the property. Landscaping comments were addressed. Staff stated the proposed buffers along the northern and southern perimeters appeared to drop below the nine -foot minimum width. Staff stated the full width required would be twenty-six feet not considering any transfers allowed. As stated previously Staff once again reiterated a fence, wall or dense evergreen plantings would be required along the northern, southern and western perimeters of the site. Staff noted comments from Central Arkansas Water, the Little Rock Wastewater Utility, Entergy and the Little Rock Fire Department. Staff suggested the applicant contact these agencies for further clarification as to the required comments. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the development will take place over a ten year period and be constructed in four phases. Staff is supportive of the phasing plan submitted by the applicant. The applicant has indicated there will be a single ground -mounted sign located on the north side of the driveway at the front entrance to the property. The applicant has indicated the sign will be approximately six feet in height and -no more than sixty-four square feet in area. The sign will be constructed from native stone with metallic letters and the Hospice Home Care logo. The applicant proposes the hours of operation for the Office building to be from 8:00 am to 5:00 pm Monday through Friday. The applicant proposes the Kaleidoscope Center will operate from 6:00 am to 6:00 pm Monday through Friday. The applicant has indicated on occasion the building will be used at night and on weekends for children's play groups and children's grief support groups. N May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7380 The proposed site plan indicates two dumpster locations. One location located near the hospital and the second location is near the administration building. The applicant has indicated both locations will be screened as required by the Zoning Ordinance. The applicant has also indicated the maximum building height for the inpatient hospice building will be 32 feet. All other buildings will not exceed 24 -feet. Staff is supportive of the overall building heights and placement on the site plan. The applicant has indicated an eight foot wooden fence along the north, west and south property lines. The applicant has also indicated additional dense cypress will be planted to further buffer the single-family homes in the area. The applicant has indicated as much as possible of the natural buffer will remain on the site. The applicant has also stated trees will remain in the site until each Phase is ready for development. In the first phase, the trees to be removed are only the trees under the building pad and the trees located in the designated driveway area. The applicant has not however moved the driveway to the center of the property. The applicant has stated the drive has been moved from the southern property line to the extent possible but with the narrowness of the parcel to move the drive to the center would interfere with the development of the office building and parking. The applicant has also stated due to the elevation along Bowman Road to move the drive any further north would contribute to possible unsafe conditions for ingress and egress. Staff is supportive of the driveway placement. Staff is supportive of the proposed development as filed. The applicant has tried to minimize the negative impacts on the surrounding neighborhood by placing the development away from the adjoining properties. The applicant has also indicated the eight -foot wooden fence on the northern property line will be installed prior to construction to aid in the unsightliness of construction to the adjoining homeowners. The proposed development should be a quiet use with the Hospice Inpatient center located on the rear of the development and the duplex bungalows located adjoining the Cherry Creek Subdivision homes. The administration building will be located near Bowman Road with the parking for the building located adjacent to Bowman Road. The applicant has also stated ambulance service to the site will for the most part be non -siren service. The applicant has stated on occasion a siren ambulance may be called but this is rare. The applicant has also stated any site lighting will be low level and directional, directed inward and away from residentially zoned properties. May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7380 The parking proposed is sufficient to meet the typical minimum parking demand for a development of this type. The applicant is proposing a total of 128 parking spaces. The typical minimal parking required would be 106. Staff is supportive of the proposed parking and the phasing plan of the parking. To Staff's knowledge there are no outstanding issues associated with the proposed development. If the development is developed as proposed with all parking internalized and the buffer areas as indicated, the use should be a quiet use with minimal if any negative impact on the surrounding neighborhoods. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 9 May 1, 2003 ITEM NO.: 11 NAME: Hospice Home Care Long -form POD LOCATION: 2200 South Bowman Road DEVELOPER: Hospice Home Care Inc. 1501 North University Avenue Little Rock, AR 72207 r_ nif-inI=r)- McGetrick and McGetrick Engineers 311 President Clinton Avenue Little Rock, AR 72201 ARCHITECT: Canino Peckham & Associates, Inc. 10401 West Markham Street Little Rock, AR 72205 FILE NO.: Z-7380 AREA: 12.99 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: Hospice Home Care Inpatient Clinic, Hospice duplex housing, Kaleidoscope Center and Hospice Home Care Administrative Offices. VARIANCESM/AIVERS REQUESTED: None requested. May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. A. PROPOSAUREQUEST: FILE NO.: Z-7380 The applicant proposes to develop this 12.88 acre site located on South Bowman Road with several different types of improvements, all with the goal of supporting and enhancing, the mission of Hospice Home Care, Inc. as that organization provides much needed hospice services to Little Rock and the surrounding communities. The site has approximately 30 feet of fall across 1328.42 feet of depth, making the slope mild in most instances. There is a significant rise in the Southwestern corner of the site; however, the developers are not proposing any development in that area. The applicant has indicated the entire site is enclosed with a six-foot wood fence with the exception of along South Bowman Road. There are currently two small, brick houses on the site, in addition to a barn. All three of these will be demolished. The site also has two existing ponds. One of these ponds will be utilized as a storm water retention pond for the new development. An eight inch sewer line is available along the southwestern part of the site, with another sewer line across the north and east boundaries. Topography will allow the development to gravity -feed into the existing sewer line on the southwest section of the site. Water, power and natural gas are available from existing lines along Bowman Road. The applicant intends to tie into the existing water line and place an additional fire hydrant inside the development and water for the required sprinkler system in the hospice building. The applicant proposes to phase the development over a ten year period. The first phase includes the development of a 36 -bed inpatient facility. The structure will be single story to be utilized by patients who have been diagnosed as having six months or less of life. There are forty-five parking spaces proposed with this portion of the development. The building is proposed at 25,700 square feet and 32 -feet in height. The second phase will begin in 2006 and include the development of a new administrative office building with associated education center. The Administrative Office Building is proposed with 15,400 square feet of building space and will house all the permanent and part-time staff of Hospice Home Care, Inc. The facility will include social workers, grief counselors, counseling rooms, durable medical goods storage, conference rooms, file rooms, computer center and support space for hospice. The Education Center is proposed as 1760 square feet of building space and will be used as a training center for volunteers and staff. It will be accessible and available to the community clubs, introducing them to the hospice campus and providing outreach education to the 1►a May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7380 community. There are sixty-one parking spaces proposed with this phase of the development. The third phase will consist of the construction of four, 1500 square foot bungalows. The bungalows will be duplex units which will house terminally ill patients that are still ambulatory, providing them with an easy transiting onto the Hospice campus and into the Hospice system. The applicant has indicated the bungalows will begin construction in 2008. The applicant is also proposing to construct a Kaleidoscope Center. The building is proposed as 4500 square feet of building space and a maximum occupancy load of forty children. The center will service the childcare need of Hospice staff, as well as residents and caregivers. The center will also provide counseling for children on issues such as dealing with death of a family member and how to accept what eventually happens. The activities include painting, role-playing, reading, and some outdoor activities. The applicant has indicated the estimated time frame for construction to begin in 2010. There are fourteen parking spaces proposed with this portion of the development. The applicant has indicated the concept is to locate facilities that will generate the most vehicle traffic closest to South Bowman Road. The applicant has also indicated the private rooms of the Hospice hospital will be located to the rear of the building to allow patients as much privacy as possible, with visual access to the existing open space, trees and pond. The applicant is proposing the placement of a single sign consistent with signage allowable in office zones (not to exceed six feet in height and sixty-four square feet in area) near South Bowman Road. The applicant proposes the buildings to be constructed with brick exterior, shingle roofs and operable windows. The applicant intends to retain as many of the existing large deciduous trees on the site as feasible. The applicant has indicated the vast majority of the site will remain in its current state. The applicant proposes to develop walking trails, with picnic benches, rest stops, raised planters and memorial gardens. The applicant has indicated all improvements will be designed with use by the handicapped and the feeble in mind. B. EXISTING CONDITIONS: The site abuts the Cherry Creek Subdivision to the north and the west and single-family homes on large lots are located to the south of the site. The Sandpiper Subdivision is located across South Bowman Road with none of these homes taking access from South Bowman Road. 3 May 1, 2003 SUBDIVISIO ITEM NO.: 11 (Cont.) FILE NO.: Z-7380 The site contains two single-family homes located midway accessed from a single drive extending from South Bowman Road. There is also a barn located on the site. The site has a very rural feel and appears to be a former pasture area with a scattering of trees and the site is fenced with a wire fence commonly used in ranching. There is a drainage ditch located on the west property line located at the bottom of a hill. There is a large grove of small pine trees located on the northern property line near the backs of the homes off Cherry Bend. There is very little existing screening located on the northern property line and the site is very visible to the homes. To the south the vegetation appears to be heavier adjacent to the single- family homes located on Gilbert. C. NEIGHBORHOOD COMMENTS: The John Barrow Neighborhood Association and the Point West/Gibralter Heights/Timber Ridge Neighborhood Association were notified of the Public Hearing along with all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. As of this writing, Staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITION 1. The proposed right-of-way dedication (30') and improvements meets Master Street plan requirement. 2. All driveways shall be concrete aprons per City Ordinance. 3. A grading permit and development permit for special flood hazard area is required prior to construction. Show the limits of the flood plain and floodway on the site plan. 4. Storm water detention ordinance applies to this property. 5. Driveway location and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The driveway must be located near the center of the frontage and must not exceed 36 feet in width. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. rd May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7380 Entergy: A 30 -foot easement is required for overhead power in the location of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. Center -Point _Energy: No comment received. SBC: No comment received. Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine the fire facilities required. Private fire facilities 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 protections. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: The 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 Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for a hospice care facility. The uses proposed with the Planned Development are of a public - quasi -public nature. The development will be a medical care facility (hospice). Since long- term medical care (hospitals) are a public use by definition, Staff believes that the nature of the request is also Public Institutional in nature. Therefore, as with all Public Institutional uses a Land Use Plan is not required. When Staff conducts the next land use review of the area, if the development is in place a 'clean-up' amendment to Public Institutional may be included for the Commission's consideration at that time. 5 May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-7380 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: Portions of the land use buffers along the northern and southern perimeters, drop below the nine (9) foot width minimum. The full width requirement without transfers is twenty-six (26) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, southern and western perimeters of the site. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Representatives of the proposed development were present representing the application. Staff presented the item indicating the request was for a hospice hospital, administrative office building, duplex bungalows, also for hospice patients, and a Kaleidoscope Center, a center geared toward terminally ill children and grief counseling of children who are faced with a terminally ill loved one or acquaintance. Staff stated the development was to take place in four phases over a ten year development. Staff requested the applicant indicate additional items on the proposed site plan. Staff requested details of any proposed signage, days and hours of operation of the office building and the Kaleidoscope Center and the proposed location of dumpster. Staff suggested the applicant revise the site plan to internalize the parking. Staff stated for the development to be less intrusive to the adjoining neighborhoods, headlights should not shine into the backs of homes. Staff also requested the applicant indicate on the proposed site plan any and all trees the applicant intended to keep on the site. Staff stated screening would be required along the property lines adjoining single-family zone properties. Staff stated any additional site lighting must be low level in intensity and directional, directed away from residentially zoned properties. A May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-738 Public Works comments were addressed. Staff stated the proposed development would require a grading permit and the Stormwater Detention Ordinance applied to the proposed site. Staff questioned where the applicant intended to store the stormwater and requested the location be identified on the site plan. Staff stated one-half street improvements would be required to Bowman Road as indicted on the site plan. Staff stated the driveway should be relocated to the center of the property. Landscaping comments were addressed. Staff stated the proposed buffers along the northern and southern perimeters appeared to drop below the nine -foot minimum width. Staff stated the full width required would be twenty-six feet not considering any transfers allowed. As stated previously Staff once again reiterated a fence, wall or dense evergreen plantings would be required along the northern, southern and western perimeters of the site. Staff noted comments from Central Arkansas Water, the Little Rock Wastewater Utility, Entergy and the Little Rock Fire Department. Staff suggested the applicant contact these agencies for further clarification as to the required comments. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated the development will take place over a ten year period and be constructed in four phases. Staff is supportive of the phasing plan submitted by the applicant. The applicant has indicated there will be a single ground -mounted sign located on the north side of the driveway at the front entrance to the property. The applicant has indicated the sign will be approximately six feet in height and no more than sixty-four square feet in area. The sign will be constructed from native stone with metallic letters and the Hospice Home Care logo. The applicant proposes the hours of operation for the Office building to be from 8:00 am to 5:00 pm Monday through Friday. The applicant proposes the Kaleidoscope Center will operate from 6:00 am to 6:00 pm Monday through Friday. The applicant has indicated on occasion the building will be used at night and on weekends for children's play groups and children's grief support groups. 7 May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7380 The proposed site plan indicates two dumpster locations. One location located near the hospital and the second location is near the administration building. The applicant has indicated both locations will be screened as required by the Zoning Ordinance. The applicant has also indicated the maximum building height for the inpatient hospice building will be 32 feet. All other buildings will not exceed 24 -feet. Staff is supportive of the overall building heights and placement on the site plan. The applicant has indicated an eight foot wooden fence along the north, west and south property lines. The applicant has also indicated additional dense cypress will be planted to further buffer the single-family homes in the area. The applicant has indicated as much as possible of the natural buffer will remain on the site. The applicant has also stated trees will remain in the site until each Phase is ready for development. In the first phase, the trees to be removed are only the trees under the building pad and the trees located in the designated driveway area. The applicant has not however moved the driveway to the center of the property. The applicant has stated the drive has been moved from the southern property line to the extent possible but with the narrowness of the parcel to move the drive to the center would interfere with the development of the office building and parking. The applicant has also stated due to the elevation along Bowman Road to move the drive any further north would contribute to possible unsafe conditions for ingress and egress. Staff is supportive of the driveway placement. Staff is supportive of the proposed development as filed. The applicant has tried to minimize the negative impacts on the surrounding neighborhood by placing the development away from the adjoining properties. The applicant has also indicated the eight -foot wooden fence on the northern property line will be installed prior to construction to aid in the unsightliness of construction to the adjoining homeowners. The proposed development should be a quiet use with the Hospice Inpatient center located on the rear of the development and the duplex bungalows located adjoining the Cherry Creek Subdivision homes. The administration building will be located near Bowman Road with the parking for the building located adjacent to Bowman Road. The applicant has also stated ambulance service to the site will for the most part be non -siren service. The applicant has stated on occasion a siren ambulance may be called but this is rare. The applicant has also stated any site lighting will be low level and directional, directed inward and away from residentially zoned properties. May 1, 2003 SUBDIVISION O.: 11 (Cont. FILE NO.: Z-7380 The parking proposed is sufficient to meet the typical minimum parking demand for a development of this type. The applicant is proposing a total of 128 parking spaces. The typical minimal parking required would be 106. Staff is supportive of the proposed parking and the phasing plan of the parking. To Staffs knowledge there are no outstanding issues associated with the proposed development. If the development is developed as proposed with all parking internalized and the buffer areas as indicated, the use should be a quiet use with minimal if any negative impact on the surrounding neighborhoods. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (MAY 1, 2003) Ms. Lisa Thompson, Chief Operating Office of Hospice Home Care and Mr. Pat McGetrick of McGetrick and McGetrick Engineers were present representing the application. There were objectors present. Staff presented the item with a recommendation of approval of the requested rezoning subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Mr. Winton McInnis addressed the Commission stating he was not opposed to the Hospice development but he did question if allowing this use in the area opened the door for multi -family development. He stated the Land Use Plan indicated single-family for the site as well as the area to the south of the proposed development. He questioned allowing non-residential uses to located in a exclusively single-family neighborhood. Staff stated the Land Use Plan was not being changed only the zoning. Staff stated this would protect the area from becoming non-residential since the Land Use Plan was a guide for zoning. Mr. Mitch Cook spoke in opposition of the proposed development. He stated the development was not residential but a commercial use. He questioned the clear -cutting of trees, which would affect the ozone and the driveway location. He stated at the current location there was a sight distance problem for persons exiting the site. Mr. Cook also stated he realized the day care was for hospice children but he questioned the noise of the facility. E May 1, 2003 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z-7380 Mr. McGetrick stated the driveway had been relocated to the south as far as feasible to allow for an increased sight distance for persons entering and exiting the site. He stated the development would only clear the trees necessary for construction of the current phase. He stated trees in phase four would remain until construction was imitate for the fourth phase. Mr. McGetrick stated the daycare had been situated as on the southern portion of the site away from the Cherry Creek Subdivision. He stated the residential portion of the development was located nearer the homes of the subdivision. Ms. Thompson stated although she did not have elevations for the proposed development the design was residential in character. She stated across the country the trend was to located facilities of this type in residential neighborhoods and to develop the site with the sensitivity of the neighborhoods in mind. A motion was made to approve the proposed development as filed to include all staff comments and recommendations. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 10 Subdivision Committee Comments ITEM NO.: 11 NAME: Hospice Home Care Long -form POD LOCATION: 2200 South Bowman Road April 10, 2003 FILE NO.: Z-7380 Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the proposed development complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of any proposed signage on the site plan (height/area/location). 3. Provide the days and hours of operation in the General Notes section of the proposed site plan for the office building and the Kaleidoscope Center. 4. Will there be a dumpster located on the site? If so locate on the proposed site plan along with the required screening. 5. Provide a phasing plan on the proposed site plan. 6. Provide the maximum building height in the General Notes section of the proposed site plan. 7. Provide screening to the adjacent single-family homes. Indicate on the site plan screening materials, fencing/planting materials. 8. Internalize the parking. Parking should be oriented so that headlights do not shine into the backs of the adjacent single-family homes. 9. Identify the trees to remain on the site on the proposed site plan. 10. Estimate the number of employees and the number of children to be served by the Kaleidoscope Center. 11.Any additional site lighting must be low level and directional, directed away from residentially zoned properties. Variance/Waivers: None requested. Public Works: 1. The proposed right-of-way dedication (30') and improvements meets Master Street plan requirement. 2. All driveways shall be concrete aprons per City Ordinance. 3. A grading permit and development permit for special flood hazard area is required prior to construction. Show the limits of the flood plain and floodway on the site plan. 4. Storm water detention ordinance applies to this property. 5. Driveway location and widths do not meet the traffic access and circulation requirements of Section 30-43 and 31-210. The driveway must be located near the center of the frontage and must not exceed 36 feet in width. Utilities and Fire Department/County Planning: Wastewater: Sewer available, capacity contribution analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: A 30 -foot easement is required for overhead power in the location of the line or if the customer prefers to install underground a 10 -foot easement will be required. Contact Entergy at 954-5142 for additional details. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and an engineer, licensed to practice in the State of Arkansas, will inspect installation. Execution of Customer Owned Line Agreement is required. The Little Rock Fire Department needs to evaluate this site to determine the fire facilities required. Private fire facilities 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 protections. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. Countv Planninq: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for a hospice care facility. The uses proposed with the Planned Development are of a public - quasi -public nature. The development will be a medical care facility (hospice). Since long-term medical care (hospitals) are a public use by definition, Staff believes that the nature of the request is also Public Institutional in nature. Therefore, as with all Public Institutional uses a Land Use Plan is not required. When Staff conducts the next land use review of the area, if the development is in place a 'clean-up' amendment to Public Institutional may be included for the Commission's consideration at that time. Landscape: Portions of the land use buffers along the northern and southern perimeters, drop below the nine (9) foot width minimum. The full width requirement without transfers is twenty-six (26) feet. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, southern and western perimeters of the site. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003.