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HomeMy WebLinkAboutZ-8512 Staff AnalysisFILE NO.: Z-8512 NAME: Christopher Homes of Little Rock Short -form PD-R LOCATION: Located at 9216 Lanehart Road DEVELOPER: Christopher Homes of Arkansas 2417 North Tyler Street Little Rock, AR 72207 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Odom Peckham Architects Inc. 2200 Brookwood Drive Little Rock, AR 72202 AREA: 2.25 acres CURRENT ZONING: ALLOWED USE PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED USE: 20 Units — Elderly Housing VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: Christopher Homes of Arkansas is a non-profit entity, sponsored by the Catholic Diocese of Little Rock. The sole purpose of Christopher Homes is to construct and manage apartment complexes that will provide high quality subsidized (HUD 202) housing for low income elderly Arkansans. There are twenty-two Arkansas FILE NO.: Z-8512 (Cont. communities but none are in Little Rock. During these tough economic times of shrinking or disappearing retirement funds, Christopher Homes feels there is a severe need for this kind of facility in the City. Christopher Homes has selected a 2.25 acre tract on Lanehart Road, just east of Stagecoach Road as the proposed location. In order to construct the facility, the developers are requesting a rezoning of the property to PD-R with the approval specifically for elderly housing. The project will consist of four (4) one -bedroom apartments in five (5) separate buildings. The center will also contain a community building with a community/fellowship room, kitchen facility, laundry room, service coordinator's office and manager's office. On site there will also be a maintenance/storage building and thirty (30) over sized parking spaces. The property is not located within a subdivision with a bill of assurance. EXISTING CONDITIONS: The area is predominately single-family with homes located on acreage. The site proposed for development is wooded. Lanehart Road is a narrow unimproved road with open ditches for drainage and no sidewalk in place. West of the site is an area developing as a more traditional single-family subdivision with accesses from Herndon Road. 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, all residents, who could be identified, located within 300 feet of the site, Southwest Little Rock United for Progress and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Lanehart Road is classified on the Master Street Plan as a collector street. A dedication of right of way 30-feet from centerline will be required. 2. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Lanehart Road including 5-foot sidewalks with the planned development. 3. At least 20-feet of asphalt travel surface should be provided from McPherson Road to the subject property for emergency and City service vehicles. 4. Plans of all work in the right of way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right of way from Traffic Engineering at (501) 379-1805. 2 FILE NO.: Z-8512 (Cont. 5. 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. 6. Stormwater detention ordinance applies to this property. 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. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 for additional information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Capacity analysis required. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capitol Investment Charge is applicable to all connections off the waterlines along Lanehart Road. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information concerning this request. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. 3 FILE NO.: Z-8512 Cont. F. ISSUESITECHNICALIDESIGN: Planning ❑ivision: This request is located in the 65th Street West Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a Planned Residential Development for an elderly residential facility. The proposed density for this request is 8.88 units per acre which is in excess of the typical allowable density for the Residential Low Density classification. Staff is supportive of the increased density since the development is elderly housing. Master Street Plan: Lanehart Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bike route is planned along Lanehart Road. A Class II bikeway is located on the street as either a five foot (6) shoulder or six foot (6) marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan:This area is covered by the Pecan Lake Westwood Neighborhood Action Plan. Their Zoning and Land Use goal states: " Discourage high -density multifamily developments in the area - preferring low density developments." Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A land use buffer along the eastern and western perimeters of 12.72 feet is required and in no case less than nine (9) feet. A land use buffer of 27.72 feet is required along the northern perimeter. Utility easements cannot count in computing the depth of a required land use buffer. 3. A screening mechanism is required along the northern, eastern and western perimeters of the site. The screening may be provided in the form of a six-foot opaque fence with the face side directed outward, a wall or dense evergreen plantings. Provide a note on the site plan as to the desired screening mechanism. 4. A street buffer of 27.72 feet is required along Lanehart Road. 5. An irrigation system to water landscaped areas will be required. 6. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. fl FILE NO.: Z-8512 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) Mr. Darrell Odem was present representing the applicant. Staff stated there were few outstanding technical issues in need of addressing related to the proposed site plan. Staff stated the request was a rezoning to PD-R to allow the construction of elderly housing. Staff stated a minimum of ten to fifteen percent of the site was to be designated as common usable open space. Staff noted the site plan included a community garden located along the western perimeter of the site. Staff questioned the circular drive located near the maintenance building. Staff stated the drive encroached into the required land use buffer and requested Mr. Odem consider removing the drive. Public Works comments were addressed. Staff stated Lanehart Road was a narrow unimproved street which did not allow proper access to the site. Staff stated Lanehart Road should be improved from McPhearson Road to the site to allow for a minimum of twenty feet of pavement to allow access to the site. Staff stated the City's Stormwater Detention Ordinance would apply to the future development of the site. Staff also stated streetlights would be required to be installed as required by Section 31-403 of the Little Rock Code of Ordinances. Mr. Odom stated the developers were requesting a waiver of the street construction requirements for Lanehart Road. He stated staff was requesting approximately 800-feet of off -site improvements to Lanehart Road be constructed. The Commission questioned if they could require off -site improvements. Staff stated if the Commission did not feel there was adequate access to a site, the Commission did not have to approve the rezoning request. Landscaping comments were addressed. Staff stated a land use buffer was required along the site's perimeters. Staff stated screening was also required along the northern, eastern and western perimeters. Staff stated a street buffer of approximately twenty-eight (28) feet was required along Lanehart Road. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 to staff addressing the issues raised at the December 22, 2009, Subdivision Committee meeting. The revised plan has removed the circular drive located along the western perimeter. The site plan also indicates both private and public open space to serve the development adequate to meet the typical requirements of the PZD ordinance. Community gardens have been indicated on the site plan. A minimum of ten (10) percent of 5 FILE NO.: Z-8512 (Cont. the site will be common open space. Each of the units will have a fifteen (15) foot front porch and a small rear yard for a total of 600 square feet of private open space per unit. The five (5) buildings are proposed as single -story buildings with four (4) units per building for a total of twenty (20) units. The site plan indicates the buildings will be located 50 feet from the new right of way of Lanehart Road. The buildings are indicated with a sixteen (16) foot setback from the east property line and a forty-one (41) foot setback from the western property line. A community building located on the site has been placed with a sixteen (16) foot side yard setback along the western perimeter. The rear yard setback is indicated at thirty (30) feet. There are thirty (30) parking spaces indicated on the site plan. The typical parking required for a multi -family development containing twenty (20) units based on one and one-half (1'/2) parking spaces per unit is twenty (20) spaces. The site plan indicates the placement of a dumpster facility to serve the development. A note on the site plan indicates the dumpster will be screened per typical ordinance standards. The hours of dumpster service have been limited to daylight hours. A six (6) foot wood fence has been indicated along the eastern, northern and western perimeter to provide screening. The site plan indicates the placement of a sixteen (16) foot minimum land use buffer along the eastern and western perimeters and a thirty (30) foot land use buffer along the northern perimeter. The buffer ordinance would typically require the placement of a thirteen (13) foot buffer along the eastern and western perimeters and twenty-eight (28) feet along the northern perimeter. The street buffer is indicated as typically required by the buffer ordinance. The buffer width is indicated with a width of not less than twenty-eight (28) feet. The revised cover letter indicates no furnished transportation or common dining facility will be provided for the development. A service coordinator will be on site to assist residents and the development will have a community building with a common room, kitchen and storage for group activities. The applicant has worked with public works staff concerning the off -site improvements required to allow adequate access to the development. Lanehart Road is a narrow drive which will not allow for proper access of City vehicles or emergency vehicles. This site is located approximately 800 feet from the intersection of McPhearson Road and Lanehart Road. The developer has indicated additional paving will be added to allow for a minimum of twenty (20) feet of hard surface paving for the entire 800 foot length. Since there is not sufficient right of way in place along this 800 foot frontage, the entire widening 11:9 FILE NO.: Z-8512 (Cont. will take place to the north within an Entergy easement located on property owned by the Catholic Diocese of Little Rock. A dedication of right of way 30 feet from centerline will be provided along the property frontage. The developer will install the required street improvements including curb, gutter and sidewalk along the property frontage proposed for development. Staff is supportive of the applicant's proposal. The 2.25 acres is a part of an overall larger tract owned by the Catholic Diocese. Prior to the issuance of a building permit the owner will be required to submit a preliminary plat for the entire acreage and prepare and execute a final plat for this 2.25 acre parcel. Staff is supportive of the request. The development is proposed as an age limited HUD 202 Elderly Housing development. The minimum age allowed for residents is 62 years. Although the overall density of 8.8 units per acre is more than typically allowed per the Residential Low Density classification the development is proposed for an age specific population. To staffs knowledge there are no remaining outstanding technical issues associated with the request. 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 prior to the issurance of a building permit a preliminary plat be prepared for the entire acreage owned by the Catholic Diocese and a final plat be prepared and executed for the area proposed for development. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant 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 paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation that prior to the issuance of a building permit a preliminary plat be prepared for the entire acreage owned by the Catholic Diocese and a final plat be prepared and executed for the area proposed for development. 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. 7 January 14, 2010 ITEM NO.: NAME: Christopher Homes of Little Rock Short -form PD-R LOCATION: Located at 9216 Lanehart Road DEVELOPER: Christopher Homes of Arkansas 2417 North Tyler Street Little Rock, AR 72207 41 IR\/FYnR- Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 ARCHITECT: Odom Peckham Architects Inc. 2200 Brookwood Drive Little Rock, AR 72202 AREA: 2.25 acres CURRENT ZONING ALLOWED USE PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential I' w 20 Units — Elderly Housing VARIANCESMAIVERS REQUESTED FILE NO.: Z-8512 FT. NEW STREET: 0 LF None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: Christopher Homes of Arkansas is a non-profit entity, sponsored by the Catholic Diocese of Little Rock. The sole purpose of Christopher Homes is to construct and manage apartment complexes that will provide high quality subsidized (HUD 202) housing for low income elderly Arkansans. There are twenty-two Arkansas January 14, 2010 SUBDIVISION ITEM NO.: 8 fCont. FILE NO.: Z-8512 communities but none are in Little Rock. During these tough economic times of shrinking or disappearing retirement funds, Christopher Homes feels there is a severe need for this kind of facility in the City. Christopher Homes has selected a 2.25 acre tract on Lanehart Road, just east of Stagecoach Road as the proposed location. In order to construct the facility, the developers are requesting a rezoning of the property to PD-R with the approval specifically for elderly housing. The project will consist of four (4) one -bedroom apartments in five (5) separate buildings. The center will also contain a community building with a community/fellowship room, kitchen facility, laundry room, service coordinator's office and manager's office. On site there will also be a maintenance/storage building and thirty (30) over sized parking spaces. The property is not located within a subdivision with a bill of assurance. B. EXISTING CONDITIONS: The area is predominately single-family with homes located on acreage. The site proposed for development is wooded. Lanehart Road is a narrow unimproved road with open ditches for drainage and no sidewalk in place. West of the site is an area developing as a more traditional single-family subdivision with accesses from Herndon Road. 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, all residents, who could be identified, located within 300 feet of the site, Southwest Little Rock United for Progress and the Stagecoach Dodd Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Lanehart Road is classified on the Master Street Plan as a collector street. A dedication of right of way 30-feet from centerline will be required. 2. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Lanehart Road including 5-foot sidewalks with the planned development. 3. At least 20-feet of asphalt travel surface should be provided from McPherson Road to the subject property for emergency and City service vehicles. 2 January 14, 2010 SUBDIVISION FILE NO.: Z-8512 4. Plans of all work in the right of way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right of way from Traffic Engineering at (501) 379-1805. 5. 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. 6. Stormwater detention ordinance applies to this property. 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. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 for additional information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Capacity analysis required. Contact Little Rock Wastewater utility for additional information. Entergy: No comment received. Center -Point Enerov: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capitol Investment Charge is applicable to all connections off the waterlines along Lanehart Road. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). K, January 14, 2010 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-8512 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information concerning this request. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route- F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a Planned Residential Development for an elderly residential facility. The proposed density for this request is 8.88 units per acre which is in excess of the typical allowable density for the Residential Low Density classification. Staff is supportive of the increased density since the development is elderly housing. Master Street Plan: Lanehart Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bike route is planned along Lanehart Road. A Class II bikeway is located on the street as either a five foot (5') shoulder or six foot (6') marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the Pecan Lake Westwood Neighborhood Action Plan. Their Zoning and Land Use goal states: " Discourage high -density multifamily developments in the area - preferring low density developments." Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. A land use buffer along the eastern and western perimeters of 12.72 feet is required and in no case less than nine (9) feet. A land use buffer of 27.72 feet is required along the northern perimeter. Utility easements cannot count in computing the depth of a required land use buffer. 3. A screening mechanism is required along the northern, eastern and western perimeters of the site. The screening may be provided in the form of a six-foot opaque fence with the face side directed outward, a wall or dense 0 January 14, 2010 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO_: Z-8512 evergreen plantings. Provide a note on the site plan as to the desired screening mechanism. 4. A street buffer of 27.72 feet is required along Lanehart Road. 5. An irrigation system to water landscaped areas will be required. 6. Prior to obtaining a construction permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) Mr. Darrell Odem was present representing the applicant. Staff stated there were few outstanding technical issues in need of addressing related to the proposed site plan. Staff stated the request was a rezoning to PD-R to allow the construction of elderly housing. Staff stated a minimum of ten to fifteen percent of the site was to be designated as common usable open space. Staff noted the site plan included a community garden located along the western perimeter of the site. Staff questioned the circular drive located near the maintenance building. Staff stated the drive encroached into the required land use buffer and requested Mr. Odem consider removing the drive. Public Works comments were addressed. Staff stated Lanehart Road was a narrow unimproved street which did not allow proper access to the site. Staff stated Lanehart Road should be improved from McPhearson Road to the site to allow for a minimum of twenty feet of pavement to allow access to the site. Staff stated the City's Stormwater Detention Ordinance would apply to the future development of the site. Staff also stated streetlights would be required to be installed as required by Section 31-403 of the Little Rock Code of Ordinances. Mr. Odom stated the developers were requesting a waiver of the street construction requirements for Lanehart Road. He stated staff was requesting approximately 800-feet of off -site improvements to Lanehart Road be constructed. The Commission questioned if they could require off -site improvements. Staff stated if the Commission did not feel there was adequate access to a site, the Commission did not have to approve the rezoning request. Landscaping comments were addressed. Staff stated a land use buffer was required along the site's perimeters. Staff stated screening was also required along the northern, eastern and western perimeters. Staff stated a street buffer of approximately twenty-eight (28) feet was required along Lanehart Road. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 5 January 14, 2010 Ri iRniV141nm ITEM NO.: 8 (Cont. H. ANALYSIS: rm: 80 us] WA 1*1 K The applicant submitted a revised site plan to staff addressing the issues raised at the December 22, 2009, Subdivision Committee meeting. The revised plan has removed the circular drive located along the western perimeter. The site plan also indicates both private and public open space to serve the development adequate to meet the typical requirements of the PZD ordinance. Community gardens have been indicated on the site plan. A minimum of ten (10) percent of the site will be common open space. Each of the units will have a fifteen (15) foot front porch and a small rear yard for a total of 600 square feet of private open space per unit. The five (5) buildings are proposed as single -story buildings with four (4) units per building for a total of twenty (20) units. The site plan indicates the buildings will be located 50 feet from the new right of way of Lanehart Road. The buildings are indicated with a sixteen (16) foot setback from the east property line and a forty-one (41) foot setback from the western property line. A community building located on the site has been placed with a sixteen (16) foot side yard setback along the western perimeter. The rear yard setback is indicated at thirty (30) feet. There are thirty (30) parking spaces indicated on the site plan. The typical parking required for a multi -family development containing twenty (20) units based on one and one-half (1'/2) parking spaces per unit is twenty (20) spaces. The site plan indicates the placement of a dumpster facility to serve the development. A note on the site plan indicates the dumpster will be screened per typical ordinance standards. The hours of dumpster service have been limited to daylight hours. A six (6) foot wood fence has been indicated along the eastern, northern and western perimeter to provide screening. The site plan indicates the placement of a sixteen (16) foot minimum land use buffer along the eastern and western perimeters and a thirty (30) foot land use buffer along the northern perimeter. The buffer ordinance would typically require the placement of a thirteen (13) foot buffer along the eastern and western perimeters and twenty-eight (28) feet along the northern perimeter. The street buffer is indicated as typically required by the buffer ordinance. The buffer width is indicated with a width of not less than twenty-eight (28) feet. A January 14, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) _ FILE NO.: Z-8512 The revised cover letter indicates no furnished transportation or common dining facility will be provided for the development. A service coordinator will be on site to assist residents and the development will have a community building with a common room, kitchen and storage for group activities. The applicant has worked with public- works staff concerning the off -site improvements required to allow adequate access to the development. Lanehart Road is a narrow drive which will not allow for proper access of City vehicles or emergency vehicles. This site is located approximately 800 feet from the intersection of McPhearson Road and Lanehart Road. The developer has indicated additional paving will be added to allow for a minimum of twenty (20) feet of hard surface paving for the entire 800 foot length. Since there is not sufficient right of way in place along this 800 foot frontage, the entire widening will take place to the north within an Entergy easement located on property owned by the Catholic Diocese of Little Rock. A dedication of right of way 30 feet from centerline will be provided along the property frontage. The developer will install the required street improvements including curb, gutter and sidewalk along the property frontage proposed for development. Staff is supportive of the applicant's proposal. The 2.25 acres is a part of an overall larger tract owned by the Catholic Diocese. Prior to the issuance of a building permit the owner will be required to submit a preliminary plat for the entire acreage and prepare and execute a final plat for this 2.25 acre parcel. Staff is supportive of the request. The development is proposed as an age limited HUD 202 Elderly Housing development. The minimum age allowed for residents is 62 years. Although the overall density of 8.8 units per acre is more than typically allowed per the Residential Low Density classification the development is proposed for an age specific population. To staff's knowledge there are no remaining outstanding technical issues associated with the request. 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 prior to the issurance of a building permit a preliminary plat be prepared for the entire acreage owned by the Catholic Diocese and a final plat be prepared and executed for the area proposed for development. N January 14, 2010 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant 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 paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation that prior to the issuance of a building permit a preliminary plat be prepared for the entire acreage owned by the Catholic Diocese and a final plat be prepared and executed for the area proposed for development. 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 ITEM NO.: 8, Z-851 NAME: Christopher Homes of Little Rock Short -form PD-R LOCATION: located at 9216 Lanehart Drive Planning Staff Comments: 1. Provide notification of all property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 30, 2009. The Office of Planning and Development must receive the proof of notice no later than January 8, 2010. 2. A minimum of ten to fifteen percent of the gross planned residential district areas shall be designated as common usable open space. 3. Single-family, duplex, zero -lot -line and townhouse developments shall have a minimum of five hundred square feet of usable private open space per unit. 4. Provide a note on the site plan indicating the proposed screening of the dumpster facility. The ordinance typically requires the container to be screened a minimum of two feet above the finished height of the container. 5. The development would be considered multi -family for parking calculation purposes. There are a total of 20 units proposed and 30 parking spaces. The parking indicated is adequate to serve the development. 6. Will the development provide transportation, recreational activities and a common dining facility? (The definition of Elderly Housing per the Zoning Ordinance.) 7. Provide the age restriction for persons residing within the complex. 8. The drive encroaches into the western land use buffer. Why is the circular drive necessary? Consider revising the plan to eliminate the circular drive. 9. Will the hours of trash service be restricted to daylight hours? Variance/Waivers, None requested_ Public Works Conditions: 1. Lanehart Road is classified on the Master Street Plan as a collector street. A dedication of right of way 30-feet from centerline will be required. 2. With the site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Lanehart Road including 5- foot sidewalks with the planned development. 3. At least 20-feet of asphalt travel surface should be provided from McPherson Road to the subject property for emergency and City service vehicles. 4. Plans of all work in the right of way shall be submitted for approval prior to the start of work. Obtain barricade permit prior to doing any work in the right of way from Traffic Engineering at (501) 379-1805. 5. 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 Item # 8. subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. Stormwater detention ordinance applies to this property. 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. Streetlights are required by Section 31-403 of the Little Rock Code of Ordinances. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering at 379-1813 for additional information. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Capacity analysis required. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capitol Investment Charge is applicable to all connections off the waterlines along Lanehart Road. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. 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. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information concerning this request. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Residential Low Density for this property. The applicant has applied for a Planned Residential Development for an elderly residential facility. The proposed density for this request is consistent with Residential Low Density. Master Street Plan: Lanehart Drive is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require Item # 8. dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bike route is planned along Lanehart Drive. A Class II bikeway is located on the street as either a five foot (5') shoulder or six foot (6) marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is covered by the Pecan Lake Westwood Neighborhood Action Plan. Their Zoning and Land Use goal states: " Discourage high - density multifamily developments in the area - preferring low density developments." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A land use buffer along the eastern and western perimeters of 12.72 feet is required and in no case less than nine (9) feet. A land use buffer of 27.72 feet is required along the northern perimeter. Utility easements cannot count in computing the depth of a required land use buffer. 3. A screening mechanism is required along the northern, eastern and western perimeters of the site. The screening may be provided in the form of a six-foot opaque fence with the face side directed outward, a wall or dense evergreen plantings. Provide a note on the site plan as to the desired screening mechanism. 4. A street buffer of 27.72 feet is required along Lanehart Road. 5. An irrigation system to water landscaped areas will be required. 6. Prior to obtaining a construction 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 preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 30, 2009. Item # 8.