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HomeMy WebLinkAboutZ-8296-A Staff AnalysisFILE NO.: Z-8296-A NAME: Trice Surgery Center POD Revocation and The Manor LLC Short -form PD-O LOCATION: Located on the Southeast corner of Kanis Road and Labelle Drive DEVELOPER: ALS Development LLC 9800 Maumelle Boulevard North Little Rock, AR 72113 ENGINEER: Crafton Tull Jerry Kelso 10825 Financial Centre Little Rock, AR 72211 AREA: 7.11 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: Parkway, Suite 300 NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-2, Single-family and Expired POD Single-family residential -a • Assisted living facility — 75 beds. VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: The Board of Directors adopted Ordinance No. 19,931 on March 18, 2008, establishing Trice Surgery Center Short -form POD. The approval allowed the construction of a surgery center containing 18,375 square feet located on 1.99 acres. The center was proposed as a single story building with 70 parking spaces. The hours of operation approved were from 8 am to 6 pm Monday through Friday. There was no overnight stay proposed for the center. The site plan included the placement of a single driveway to serve the development located on Labelle Drive. The drive was to be shared between the property and future development to the south. The surgery center was not developed and the POD zoning approval has expired. An ordinance for the revocation FILE NO.: Z-8296-A (Cont. will be forwarded to the Little Rock Board of Directors. The underlying zoning for the property is R-2, Single-family. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to expand the area of the previous approval to include 7.11 acres. The request is to rezone the property to a Planned Development Office for development of a 75 bed assisted living facility. The facility will contain, 25 studio units and 50 one -bedroom units. The facility is a Level II Assistance Living facility. The building is a single story building containing resident rooms, common sitting area, dining area, recreation and activity area, beauty salon, fitness center, offices, kitchen, laundry and storage room. B. EXISTING CONDITIONS: The property has been cleared and there is a large drainage ditch running along the southern boundary of the property. To the east is a single-family home with a number of outbuildings. North of the site is St. Andrews Church. Labelle Drive is a collector street accessing the Kanis Village Subdivision and is proposed to connect with Dorchester Drive in the future. A number of new homes were completed in the subdivision prior to the developer filing for bankruptcy. The preliminary plat approved for the development included several hundred residential lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site along with the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way will be required for the new alignment of Kanis Road. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 2 FILE NO.: Z-8296-A 4. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. Kanis Road in this area is proposed to be realigned to reduce the curvature. 5. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway on Labelle Drive must be located at least 250 feet from Kanis Road. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Capacity Analysis required for this project prior to connection to Little Rock Wastewater system. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: A Capital Investment Charge is applicable to all connections off the waterline along Labelle Drive. All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Heath Engineering Division and Little Rock Fire K FILE NO.: Z-8296-A Cont. Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of this facility, installation of an approved reduced pressure zoned backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. A water main extension will be needed to provide water service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. Fire Department: Place fire hydrants per code. A minimum access of 20-feet must be maintained. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #3 — the Baptist Medical Center Route. Route #3 Baptist Medical Center directly serves this proposed development off Kanis Road. CATA encourages the development to provide walkable sidewalks with buffer and landscape to Kanis intersection along with a bus bench or shelter to promote residents to utilize the bus to access destinations in City and encourage their lifestyle with exercise. rks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Transition (T) for this property. Transition is a land use plan designation that provides for an orderly transition between residential uses and other more intense uses. Transition was established to deal with areas, 4 FILE NO.: Z-8296-A(Cont.) which contain zoned residential uses and nonconforming nonresidential uses. A Planned Zoning District is required unless the application conforms to the Design Overlay standards. Uses that may be considered are low -density multi -family residential and office uses if the proposals are compatible with quality of life in nearby residential areas. The applicant has applied for a rezoning from R-2, (Single -Family) & POD (Planned Office Development) to PDO (Planned Development Office) to allow for the construction of a 75 bed assisted living facility on the site. Master Street Plan: Kanis Road is a Minor Arterial and Lebelle Drive is a Collector. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. The property to the south and to the east are zoned residential; therefore, 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 southern and eastern perimeters of the site. & SUBDIVISION COMMITTEE COMMENT: (January 25, 2012) Mr. Abry Smith and Mr. Jerry Kelso were present representing the request. Staff presented an overview stating there were a number of outstanding technical issues associated with the request. Staff stated the parking was indicated significantly less than the typical ordinance standard for a nursing home. Mr. Kelso stated the parking provided was based on the ordinance requirements for an elderly housing development. He stated the development was an assisted y u FILE NO.: Z-8296-A Cont. living facility and not a nursing home. Staff questioned if the hours of dumpster service would be limited to daylight hours. Staff questioned the proposed signage plan and details of any proposed fencing. Staff stated there were a number of issues raised by the adjoining residential area one of which was to not take access from Labelle Drive. Staff stated a number of the remaining issues raised by the residents would be addressed through the PD-O zoning. Public Works comments were addressed. Staff stated the driveway located on Labelle Drive was to be a minimum of 250-feet from the intersection of Kanis Road. Staff noted the right of way dedication for Kanis Road would be based on the new alignment of Kanis Road. Staff stated the City's stormwater detention ordinance would apply to the development of the site. Mr. Kelso questioned if a service driveway would be allowed on Kanis Road. Staff stated the distances were sufficient to allow for a driveway on Kanis Road. Landscaping comments were addressed. Staff stated the areas set aside for buffers and landscaping did not appear to meet the minimum requirements of the buffer and landscape ordinance. Staff stated screening would be required along the southern and eastern perimeters were abutting residentially zoned property. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing a number of issues raised at the January 25, 2012, Subdivision Committee meeting. The revised plan indicates an access service drive from Kanis Road, the right of way dedication for the new alignment for Kanis Road, provided details of the proposed signage plan and proposed fencing. Access will be from Labelle Drive. The applicant has stated the dumpster service hours will be limited to daylight hours. The proposed rezoning includes 7.11 acres from expired POD and R-2, Single-family to PD-O. The proposed use of the property is a 75 bed assisted living facility. The facility will contain 25 studio units and 50 one -bedroom units, and is proposed as a Level II Assistance Living facility. The building is single story building which will contain resident rooms, common sitting area, dining area, recreation and activity area, beauty salon, fitness center, offices, kitchen, laundry and storage room. The site plan indicates the building coverage is 20.7 percent or 1.47 acres. The paving consists of 0.91 acres or 12.8 percent and the total open space and landscape area contains 4.73 acres or 66.5 percent. The current POD zoning has expired and an ordinance for the revocation will be forwarded to the Little Rock Board of Directors in conjunction with this application request. The underlying zoning for this property is R-2, Single-family. 0 FILE NO.: Z-8296-A (Cont. The site plan indicates the placement of 54 parking spaces to serve the 75-bed facility. There are seven (7) employees per shift. The applicant has indicated based on the number of employees and the percentage of tenants that would own cars they feel 37 parking spaces will be sufficient to serve the facility. The applicant has indicated the peak is at shift change which results in 14 employee parking spaces. They estimate five percent (5%) of the tenants will have automobiles or four (4) parking spaces and assuming a maximum of 25 percent have visitors at the same time 19 spaces would be required. The zoning ordinance allows a parking rate of 0.5 spaces per bed for elderly housing which results in 37 parking spaces. The site plan indicates the placement of a 24-foot landscape buffer along the western perimeter and a 100-foot landscape buffer along the southern perimeter. The street buffer on Labelle Drive is 25-feet and the street buffer along Kanis Road is a minimum of 40-feet. The site plan indicates the placement of a six (6) foot wood fence along the southern and eastern perimeters. A monument sign ill be placed at the entrance on Labelle Drive. The sign will comply with signage allowed in office zones or a maximum of six (6) feet in height and 64 square feet in area. Building signage will be limited to a maximum of ten (10) percent of the facade abutting the public street. Staff is supportive of the request. Labelle Drive is indicated on the City's Master Street Plan as a collector street. The intent of the Master Street Plan is to allow Labelle Drive to connect with Dorchester Drive. The Land Use Plan shows Transition for this property. Transition is a land use plan designation that may include low -density multi -family residential and office uses. Staff feels the proposed use of the property as an assisted living facility is an appropriate use for this site. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the revocation of Ordinance No. 19,931 Trice Surgery Center Short -form POD and the restoration of the previously held R-2, Single-family zoning. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2012) Mr. Jerry Kelso was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in 7 FILE NO.: Z-8296-A (Cont. paragraphs D, E and F of the agenda staff report. Staff stated the back of the proposed sidewalk was to be placed at the right-of-way line/property line and not at the back of curb. Staff also presented a recommendation of approval of the revocation of Ordinance No. 19,931 Trice Surgery Center Short -form POD and the restoration of the previously held R-2, Single-family zoning. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. N