HomeMy WebLinkAboutZ-8296-B Staff AnalysisITEM NO.: 6.
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
Planninq Staff Comments:
1. Provide notification of all property owners located within 200-feet of the site along
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than February 1, 2012. The Office of
Planning and Development must receive the proof of notice no later than February
10, 2012.
2. A minimum of ten percent of the gross planned office district (POD) area shall be
designated as landscaped open space not to be used for streets or parking.
3. All site lighting is to be low level and directional, directed downward and into the site.
4. Provide details of the proposed fence including construction materials and total
height.
5. Provide details of any proposed signage including ground and building signage.
Provide the total height and total sign area of any ground signage. Provide the
fagade and the percentage of fagade area to be covered with building signage.
6. The ordinance typically requires the placement of one (1) parking space per bed for
this type use. The site plan indicates the placement of 44 parking spaces. The
development is proposed with 75 beds.
7. Provide details of the proposed dumpster screening. Will the hours of dumpster
service be limited to daylight hours?
8. Provide the percentage of landscape area, building coverage and paved areas.
9. Provide the maximum number of employees.
10. Provide the maximum building height of the structure in the general notes section of
the site plan.
Comments raised by the adjoining neighborhood -
• The entrance and exit into the facility would be off Kanis and not Labelle
• There would be no entrance or exit on Labelle
• They would provide landscaping along Labelle and Kanis
• The will not cut down any trees beyond the fence around the facility
• They agreed to put up security cameras and at least two of which would face Labelle
■ They would widen Kanis (going East) with a slow down lane from Labelle to turn
right into the facility and make a right out of the facility allowing cars to turn and then
merge into the flow of traffic on Kanis
Variance/Waivers:
Public Works Conditions:
1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication
Item # 6.
of right-of-way will be required for the new alignment of Kanis Road.
2. The scale on the survey is incorrect.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
4. 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.
5. 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.
6. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
7. 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.
8. 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).
9. 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.
10. 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.
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.
Entergy: No comment received -
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: A Capitol 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 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
Item # 6.
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.
Parks and Recreation: No comment received.
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, 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
Item # 6.
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 minimal landscape and buffer ordinance
requirements.
2. Areas set aside for buffers and landscaping appear to not meet with ordinance
requirements.
3. An automatic irrigation system to water landscaped areas will be required.
4. 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.
5. 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.
6. 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.
Re_Ased_pl_aWan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, February 1, 2012.
Item # 6.
FILE 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 Parkway, Suite 300
Little Rock, AR 72211
AREA: 7.11 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: R-2, Single-family and Expired POD
ALLOWED USES: Single-family residential
PROPOSED ZONING: PD-O
PROPOSED USE: Assisted living facility — 75 beds.
VARIANCESIWAIVERS 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. PRO POSAUREQUESTIAPPLICANT'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:
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.
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FILE NO.: Z-8296-A (Cont.
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.
Enter : No comment received.
Center -Point Ener : 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
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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.
Parks and Recreation: No comment received.
F. ISSUES/TECHNICALIDESIGN:
Planninq 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,
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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.
G. 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
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.
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FILE NO.: Z-8296-A
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 fagade 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.
I. 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
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FILE NO.: Z-8296-A
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.
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