HomeMy WebLinkAboutZ-9479 Staff AnalysisFebruary 20, 2020
ITEM NO.: D FILE NO.: Z-9479
NAME: O'Reilly Senior Living Facility Long -form POD
LOCATION: Northwest of the intersection of Chenal Valley Drive and Rahling Road
DEVELOPER:
O'Reilly Development Company, LLC
5051 South National Avenue
Springfield, Missouri 65810
417-893-6006
OWNER/AUTHORIZED AGENT:
Arkansas Teacher Retirement System/Owner
Tim Wilson, SWD Architects/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc./Engineer
AREA: 12.03 acres
o
CURRENT ZONING
ALLOWED USES
NUMBER OF LOTS: 1
PLANNING DISTRICT: 19
0-2 General Office and C-1
General Office
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.12
PROPOSED ZONING: POD, Planned Office Development
PROPOSED USE
VARIANCE/WAIVERS:
BACKGROUND:
Senior Living Community
The property at the northwest corner of Chenal Valley Drive and Rahling Road is under
the ownership of the Arkansas Teacher Retirement System; however, the property is
situated in two different zoning districts. The portion at the intersection of Chenal Valley
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
Drive is zoned C-1, Neighborhood Commercial, while the eastern section is designated
as 0-2, Office and Institutional. All of the 12.03-acres are wooded and undeveloped.
The applicant is proposing a senior living community composed of independent living
units, assisted living units, and memory care units. This use is typically considered as an
institutional -type use and is appropriate to be located within the Planned Office
Development zoning designation.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
This proposed development is a Senior Continuum of Care Community consisting
of Memory Care, Assisted Living, and Independent Living. A total of 195 beds in
158 units are planned. The independent living portion of the project will be a
three-story structure and the assisted living and memory care units are a
single -level building. The overall square footage is 163,014-square feet.
The property consists of two lots. One lot is currently zoned 0-2 and the second
lot is zoned C-1. The combined lot area is 12.03-acres. The grade change from
the lowest elevation to the highest is approximately 90-feet.
The zoning change to POD will allow for the development of the Senior Community
on these lots and assist in meeting the city design requirements and working with
the challenging terrain of this site.
The community will also offer services and amenities. The independent living area
is housed in a lodge -style building consisting of common areas, offices, a
commercial kitchen, beauty shop, exercise space, and social rooms. One -and
two -bedroom units are proposed for the independent living portion. All will have
fully -equipped kitchens and washers and dryers. They will also include "smart
design features, such as counter height bars opening into the living area,
eliminating the need for a separate dining space.
The assisted living units will offer private apartments for seniors who require
hands-on personal care services. All units will be wired with motion technology
that proactively monitors vital signs and risk for falls. The technology is capable of
predicting a fall 30-days prior to occurrence, allowing for early intervention.
Memory care units are designed for the safety and comfort of cognitively impaired
residents. Walk-in showers, height appropriate fixtures, such as toilets and sinks,
and locking cabinets protect residents from harm. Complete licensed care for
Alzheimer and dementia residents, including all meals, life safety
equipment/notifications, nursing assistance, and medication administration.
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February 20, 2020
SUBDIVISION
ITEM NO.: D Cont. FILE NO.: Z-9479
The Arkansas Health Services Permit Agency (AHSPA) controls the approval of
all licensed beds, being the assisted living and memory care units in this facility.
The Agency has four application dates per year based upon their published list of
market demand areas. Little Rock has a defined unmet demand exceeding 500
licensed beds. Our community would provide 60 licensed beds, in addition to the
independent units. The continuum of care model helps from the initial decision of
community living at the independent level and availability of the same community
services allowing seniors to age in place within the community.
The application for this facility will be submitted to AHSPA on February 1, 2020
and will take approximately 120 days to complete the review process and receive
approval for the licensed beds. With an anticipated approval date in May 2020,
we will begin full architectural design and would look to begin construction by the
end of 2020. Having adequate zoning for our proposed project is required with the
application. Our legal counsel has confirmed our application may be
supplemented with final zoning approval-
B. EXISTING CONDITIONS:
The property is undeveloped and wooded with frontage along both Chenal Valley
Drive and Rahling Road.
A church is situated to the east.
Across Rahling Road to the south is an apartment complex and vacant property
zoned C-1.
To the north is a developing age -restricted residential community for those over
the age of 55. Further north along Chenal Valley Drive is an assisted living facility
and a nursing home/rehabilitation center.
The property to the west across Chenal Valley Drive is undeveloped and zoned
O-2.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from about the request. The
caller was walking and noticed the sign notifying the public of the proposed
planned zoning development. She was curious about what was proposed. Notice
of the public hearing was sent to all owners of properties located within 200 feet of
the site.
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February 20, 2020
SUBDIVISION
ITEM NO.: D Cont. FILE NO.: Z-9479
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
2. A grading permit in accordance with section 29-186 (c) & (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.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic Engineering
at (501) 379-1805 (Travis Herbner) for more information.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots should share a
driveway access centered on the property line with the church to the east.
The width of driveway must not exceed 36 feet. City code states driveway
spacing on arterial streets is 300 ft. from other driveways and intersections.
The proposed Rahling Road driveway is shown to be within the Rahling
Rd/Kirk Rd intersection where a future signal is being considered.
8. If the proposed Rahling Road driveway location is approved, provide a letter
prepared by a registered engineer certifying the intersection sight distance at
the intersection(s) comply with 2004 AASHTO Green Book standards.
9. Provide a letter prepared by a registered engineer certifying the Chenal Valley
Drive intersection sight distance at the intersection(s) comply with 2004
AASHTO Green Book standards.
10. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
Il
February 20, 2020
SUBDIVISION
ITEM NO.: D(Cont.) __ FILE NO.: Z-9479
11. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as -built certification is required for construction of the retaining wall.
12. The owner and/or manager of each multi -family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
tenants, renters, or owners of each unit. Contact Melinda Glasgow at
371-4646 for more information.
13. Show the location of proposed gates and fencing. Show the location of the
call box with sufficient stacking and turnaround if gates are proposed.
14. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authori
Sewer Available to this site. Capacity Fee Analysis required. FOG Analysis
required. Retain existing sewer easements.
Enter
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. This is an underground area that has
three-phase along Rahling Road and Chenal Valley. Switchgear will be required
on this job. Contact Entergy in advance to discuss electrical service requirements,
or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint 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.
The Little Rock Fire Department needs to evaluate the 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. Plan revisions may be required after additional review.
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February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
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.
Due to the nature of this facility, installation of an approved reduced pressure zone
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
(CAW) 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 CAW. The test results must be sent to CAW 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.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Co
Loading
ILE NO.: Z-9479
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all building
are equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
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February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code Vol.
1, One- or Two -Family dwelling residential developments. Developments of
one- or two-family dwellings where the number of dwelling units exceeds 30 shall
be provided with two separate and approved fire apparatus access roads, and shall
meet the requirements of Section D104.3.
Exceptions:
Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Buildina Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; cricheyWittlerock.gov or
Steve Crain at 501-371-4875; scrain@littlerock.q-ov
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February 20, 2020
SUBDIVISION
ITEM NO.: D Cont. FILE NO.: Z-9479
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The maximum width of the required buffer is fifty (50) feet. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The property to
the north is zoned PD-R, and the property to the west is zoned R2 CUP. The
average width of the lots is approximately 560 linear feet. A thirty-four (34)
foot land use buffer is required adjacent north perimeter. The buffer
shown on the plan is deficient.
3. A as a component of all land use buffer requirements, opaque screening,
whether a fence or other device, six (6) feet in height shall be required upon
the property line side of the buffer. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs
for every thirty (30) linear feet.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. Provide trees with an average linear spacing of
not less than thirty (30) feet within the perimeter planting strip. Provide three
(3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
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February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. 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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro. No comment received.
Planninq Division: The request is in the Chenal Valley Planning District. The
Land Use Plan shows Neighborhood Commercial (NC) and Office (0) for the
requested area. The Neighborhood Commercial category includes limited
small-scale commercial development in close proximity to a neighborhood,
providing goods and services to that neighborhood market area. The Office
category represents services provided directly to consumers (e.g., legal, financial,
medical) as well as general offices which support more basic economic activities.
The application is to change an area from C-1 (Neighborhood Commercial District)
and 0-2 (Office and Institutional District) to POD (Planned Office Development)
District to allow the development of a senior care assisted and independent living
complex on the site.
Master Street Plan: To the south is Rahling Road and it is shown as a Minor
Arterial on the Master Street Plan. To the west is Chenal Valley Drive and it is
shown as a Collector on the Master Street Plan. 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 Rahling Road
since it is a Minor Arterial. The primary function of a Collector Road 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 is a Class I Bike Path is shown along Rahling Road. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine -foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk). There is a Class III
Bike Route shown on Chenal Valley Drive. Bike Routes require no additional
right-of-way, but either a sign or pavement marking to identify and direct the route.
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February 20, 2020
SUBDIVISION
ITEM NO.: ❑ (Cont.) FILE NO.: Z-9479
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee
Planning staff inquired if any outdoor amenities or recreational facilities are
proposed, if there would be any perimeter fencing or gates, and any signage.
Lastly, confirmation of whether the proposed development will have approval from
the Chenal Architectural Review Board prior to the January 9, 2020, public hearing
was requested.
Public Works staff requested a Sketch Grading and Drainage Plan. The proposed
driveway locations do not meet the access and circulation requirements of
Sections 30-43 and 31-210. It was proposed this property should share a driveway
with the neighboring church on the east and the width of the driveway to not exceed
36-feet in width. As currently planned the separate driveway on Rahling Road
would be within the intersection of Rahling Road with Kirk Road, where a future
traffic signal is under consideration. Furthermore, if the proposed Rahling Road
driveway is approved, a letter prepared by a registered engineer certifying the
intersection sight distance at the intersection(s) complies with the 2004 AASHTO
Green Book Standards must be provided. A similar letter is necessary for the
Chenal Valley Drive intersection(s). It was also noted recycling facilities would be
required for the property and the tenants should be encouraged participation.
Landscape comments were addressed generally. One specific item was the land
use buffer to the north was of an insufficient width on the site plan. A 34-foot buffer
is required.
The applicant was advised responses and revisions are to be received by
December 18 14, 2019. The committee forwarded the item to the full commission.
ANALYSIS:
A revised site plan and comment responses were provided by the applicant.
The outdoor recreational amenities will consist of three interior courtyards situated
in the assisted living and memory care building providing a secure outdoor area
for use by the residents. The independent living units will each have a small deck
of patio for personal use and a patio area will be provided on the east side of the
building on the first floor connecting to the bistro/dining area inside the structure.
Both the independent living and assisted living units will have an indoor fitness
facility. An indoor swimming pool is planned for the independent living community.
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February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.
FILE NO.: Z-9479
A six-foot wood fence is planned along the north and east property lines as part of
the land use buffers. No gates are proposed.
The conceptual design has been submitted to the Chenal Architectural Review
Board. It has not been yet confirmed when the review and approval will be
received.
A sketch grading plan has been submitted and reviewed by Public Works. The
sketch grading plan has been found to be satisfactory. A storm water detention
pond is proposed for the southwest corner of the property near the intersection of
Chenal Valley Drive and Rahling Road.
A shared access drive with the neighboring church is now proposed for access to
Rahling Road from the property. This will be platted as a shared access easement
during the platting process.
The letter certifying the sight distance for the Chenal Valley access drive has yet
to be submitted.
Engineering certification will be submitted for review and approval by Public Works.
As noted, the site has a significant grade change. Currently, retaining walls are
proposed generally along the northern portion of the developed area curving to the
south around much of the eastern edge of the developed area and a second
retaining wall between the independent living community building and the assisted
living and memory care building. With sections paralleling the structures on the
north and south. These walls would be no more than 15-feet in height.
Recycling facilities will be provided and use by the residents encouraged.
The developed area has been shifted southward allowing for sufficient landscape
buffer to be provided on the north side of the property.
All other landscaping issues, including tree preservation, will be addressed during
the permitting and development process to comply with requirements.
It appears all technical issues have be sufficiently addressed.
Staff is supportive of this project. It is compatible with the development and plans
in the area and would help in meeting the need for senior housing in the city.
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February 20, 2020
SUBDIVISION
ITEM NO.: D (Cont.) FILE NO.: Z-9479
STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION:
(JAN UARY 9, 2020)
The applicant was not present. There were no registered objectors present. Staff
informed the commission the required notification was not completed in a timely fashion,
therefore, this item must be deferred to the February 20, 2020 meeting. Staff
recommends approval of the deferral to the February 20, 2020 meeting. There was no
further discussion. The item was placed on the consent agenda and the item was
deferred to the February 20, 2020 meeting. The vote was 10 ayes, 0 noes, and 1 absent.
PLANNING COMMISSION ACTION:
(FEBRUARY 20, 2020)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 9 ayes, 0 noes, and 1 absent.
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January 9, 2020
ITEM NO.: 10 F!! E NO. 7_ga7g
NAME.: O'Reilly Senior Living Facility Long -form POD
LOCATION: Northwest of the intersection of Chenal Valley Drive and Rahling Road
DEVELOPER:
O'Reilly Development Company, LLC
5051 South National Avenue
Springfield, Missouri 65810
417-893-6006
^WNERIAAUTHORIzED AGENT -
Arkansas Teacher Retirement System/Owner
Tim Wilson, SWD Architects/Agent
SURVEYOR/ENGINEER:
White-Daters & Associates, Inc./Engineer
AREA- 12.03 acres
WARD: 5
CURREN T ZONI"IG.
ALLOIIVED-USES
NUMBER OF LOTS: 1
PLANNING DISTRICT: 19
0-2 General Office and C-1
General Office
FT. NEW STREET: 0 LF
CENSUS TRACT, 42.12
PROPOSED ZONING- POD, Planned Office Development
PROPOSED USE
VARIANCEM/AIVERS:
BACKGROUND -
Senior Living Community
The property at the northwest corner of Chenal Valley Drive and Rahling Road is under
the ownership of the Arkansas Teacher Retirement System- however, the property is
situated in two different zoning districts. The portion at the intersection of Chenal Valley
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
Drive is zoned C-1, Neighborhood Commercial, while the eastern section is designated
as 0-2, Office and Institutional. All of the 12.03-acres are wooded and undeveloped.
The applicant is proposing a senior living community composed of independent living
units, assisted living units, and memory care units. This use is typically considered as an
institutional -type use and is appropriate to be located within the Planned Office
Development zoning designation.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
This proposed development is a Senior Continuum of Care Community consisting
of Memory Care, Assisted Living, and Independent Living. A total of 195 beds in
158 units are planned. The independent living portion of the project will be a
three-story structure and the assisted living and memory care units are a single -
level building. The overall square footage is 163,014-square feet.
The property consists of two lots. One lot is currently zoned 0-2 and the second
lot is zoned C-1. The combined lot area is 12.03-acres. The grade change from
the lowest elevation to the highest is approximately 90-feet.
The zoning change to POD will allow for the development of the Senior Community
on these lots and assist in meeting the city design requirements and working with
the challenging terrain of this site.
The community will also offer services and amenities. The independent living area
is housed in a lodge -style building consisting of common areas, offices, a
commercial kitchen, beauty shop, exercise space, and social rooms. One -and
two -bedroom units are proposed for the independent living portion. All will have
fully -equipped kitchens and washers and dryers. They will also include "smart
design features, such as counter height bars opening into the living area,
eliminating the need for a separate dining space.
The assisted living units will offer private apartments for seniors who require
hands-on personal care services. All units will be wired with motion technology
that proactively monitors vital signs and risk for falls. The technology is capable of
predicting a fall 30-days prior to occurrence, allowing for early intervention.
Memory care units are designed for the safety and comfort of cognitively impaired
residents. Walk-in showers, height appropriate fixtures, such as toilets and
sinks, and locking cabinets protect residents from harm. Complete licensed care
for Alzheimer and dementia residents, including all meals, life safety
equipment/notifications, nursing assistance, and medication administration.
2
January 9, 2020
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z-9479
The Arkansas Health Services Permit Agency (A, ;;SPA) Cof"ftrols the approval of
'
all licensed beds, being the assisted living and memory ca; e units in this facility.
The Aqencv has four application dates per year based upon their published list of
market demand areas. Little Rock has a defined unmet demand exceeding 500
�! l......l... f!� '4.e !r! r��ri t•! 4:i1 lir+anc�r•1 R1or'iC in ar�rvitlnn to thin
!!feel seal beds. Our community would pr vv ide 60 11i Ce iss"u vvuv,
ri_ _ i:._.. a �_-_ .J ...1 helps
L.-...... �L... .-.I rl....i e�ir�w ref
independent units. 1 ne Cof�li�luulll of care model I elps no ii the ;Ini ia� decisw11 vi
community living at the independent level and availability of the same community
services allowing seniors to age in place within the community.
The application for this facility will be submitted to AHSPA on February 1, 2020
and will take approximately 120 days to complete the review process and receive
approval for the licensed beds. With an anticipated approval date in May 2020,
we will begin full architectural design and would look to begin construction by the
end of 2020. Having adequate zoning for our proposed project is required with
the application. Our legal counsel has confirmed our application may be
supplemented with final, zoning approval.
B. EXISTING CONDITIONS:
The property is undeveloped and wooded with frontage along both Chenal-Valley
Drive and Rahling Roaa.
A church is situated to the east.
Across Rahling Road to the south is an apartment complex and vacant property
zoned C-1.
To tl ie i lolr"h is a developing age -restricted residential community for those over
the age of 55. Further north along Chenal Valley Drive is an assisted living facility
and a nursing home/rehabilitation center.
The property to the west across Chenal Valley Drive is undeveloped and zoned
O-2.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received one phone call from about the request. The
caller was walking and noticed the sign notifying the public of the proposed
planned zoning development. She was curious about what was proposed. Notice
of the public hearing was sent to all owners of properties located within 200 feet of
the site.
3
January 9, 2020
SUBDIVISION
ITEM NO.: 10 LCont.) _ FILE NO.: Z-9479
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the public
right-of-way prior to occupancy.
2. A grading permit in accordance with section 29-186 (c) & (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.
3. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
4. Storm water detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or property owner.
5. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade
permit prior to doing any work in the right-of-way. Contact Traffic
Engineering at (501) 379-1805 (Travis Herbner) for more information.
7. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The lots should share a
driveway access centered on the property linewith the church to the east.
The width of driveway must not exceed 36 feet. City code states driveway
spacing on arterial streets is 300 ft. from other driveways and intersections.
The proposed Rahling Road driveway is shown to be within the Rahling
Rd/Kirk Rd intersection where a future signal is being considered.
8. If the proposed Rahling Road driveway location is approved, provide a letter
prepared by a registered engineer certifying the intersection sight distance at
the intersection(s) comply with 2004 AASHTO Green Book standards.
9. Provide a letter prepared by a registered engineer certifying the Chenal Valley
Drive intersection sight distance at the intersection(s) comply with 2004
AASHTO Green Book standards.
10. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
4
J a n u a y 9, 2020
SUBDIVISION
ITEM NO.� 10 Cont.) FILE NO.- Z-9479
Prior to construction of retail iilrlg walls, di ii engineer'3 certification ILativ� � of design
o
and plans must be submitted to Public Works for approval. After construction,
an as -built certification is required for construction f� of the retaining wall.
12. The owner and/or manager of each multi -family residence of 100 or more
dwelling units shall provide recycling and encourage participation by the
1 s w Contact s I' y�
tenants, renters, or owners of each unit. :.00nLact Melinda Glasgow a
371-4646 for more information.
13. Show the location of proposed gates and fencing. Show the location of the
call box with sufficient stacking and turnaround if gates are proposed.
14. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PL ".1'll•;i''-I.G:
Little Rock Water Reclamation Authority- Sewer Available to this site. Capacity
Fee Analysis required. FOG Analysis required. Retain existing sewer easements.
Entergy does not object to this proposai. There does not appear to be any conflicts
with existing electrical utilities at this location. This is an underground area that has
three-phase along Rahling Road and Chenal Valley. Switchgear will be required
on this job. Contact Entergy in advance to discuss electrical service regairaments
or adjustments to existing facilities (if any) as this project proceeds.
CenterPoint EnerQv-. 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.
The Little Rock Fire Department needs to evaluate the 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. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
5
January 9, 2020
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO. Z-9479
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.
Due to the nature of this facility, installation of an approved reduced pressure zone
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
(CAW) 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 CAW. The test results must be sent to CAW'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.
Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located an a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section 10102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
January 9, 2020
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z-9479
C..^.m nercla! and lnductri; �Pwelopments — 2 means of access. - Nlaintaii i firc
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Cody Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or fuoilities exceeding 3n feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of yip to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout vVith approved automatic sprinkler
systems.
❑104.3 Remoteness. Where two fire apparatus access reads are required, they
shall be placed a distance apart equal to not less Than one half of the length of the
maximum overall diagonal dimension of 'Lille lot or area to Ne served, 3e?s'-gyred in
a_straight line -between accesses.
Tall Build in s - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105A
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
13105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
7
January 9, 2020
SUBDIVISION
ITEM NO. 10 Cont.) FILE NO.: Z-9479
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
One- or Two -Family Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Two -Family dwelling residential developments. Developments
of one- or two-family dwellings where the number of dwelling units exceeds 30
shall be provided with two separate and approved fire apparatus access roads,
and shall meet the requirements of Section D104.3.
Er1
January 9, 2020
SUBDIVISION
ITEM NO.: 10 Cont.) FILE NO.: Z-9479
Exceptions:
Ini p e "her- are more tnan _ L1 0WI- Meng e11HUZ? UH ti a�i�v9s ►�u1.JII� VI
1 , lerli V tl l. li GI v
i_ a +1l� c�c rn�id anri 71 d A19MIlinn NInitc are Pr1111nnPH
p lva a III a apparatus acceoo I van I IV1-r--
throughout with an approved automatic sprinkler system in
accordance with Section) 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from � � two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
future development, as determined by the fire code official.
Far_- Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C:1 05, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: !Nlo cony'rnent
-_ '
F. BUILDING CODES,LANDuC".PE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crich ey@ little rock. clov or
Steve Crain at 501-371-4875; scrain littlerock. ov
Landscape:
1 Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width/depth of the lot will be
required when an adjacent property has a dissimilar use of a more restrictive
nature. The maximum width of the required buffer is fifty (50) feet. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed.
Easements cannot count toward fulfilling this requirement. The property to
the north is zoned PD-R, and the property to the west is zoned R2 CUP. The
average width of the lots is approximately 560 linear feet. A thirty-four (34)
�i
January 9, 2020
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z-9479
foot land use buffer is required adjacent north perimeter. The buffer
shown on the plan is deficient.
3. A as a component of all land use buffer requirements, opaque screening,
whether a fence or other device, six (6) feet in height shall be required upon
the property line side of the buffer. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs
for every thirty (30) linear feet.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip shall
be at least nine (9) feet wide. Provide trees with an average linear spacing of
not less than thirty (30) feet within the perimeter planting strip. Provide three
(3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip.
6. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half (7
1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
7. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. 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.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
10
January 9, 2020
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z-9479
Planning Division: The request is in the Chenal Valley Plan sn ling District. The Land
Use Plan shows Neighborhood Commercial (NC) and Office (0) for the requested
area. The Neighborhood Commercial category includes limited small-scale
commercial development in close proximity to a neighborhood, providing goods
and services to that neighborhood iuvu market iai rye! area. The Office Ca...gory represents
services provided directly to coiisus le s (e.g., legal, financial, medical) as .p:ell us
general offices which support: more basic economic activities. The application is
to change an area from C-1 (Neighborhood Commercial District) and 0-2 (Office
and institutional District) to POD (Planned Office Development) District to allow the
development of a senior care assisted and independent living complex on the site.
Master Street Flan: To the south is Rahling Road and it is shown as a Minor
Arterial on the Master Street Plan. To the west is Chenal Valley Drive and it is
shown as a Collector on the Master Street Plan. 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 one Rahling Road
since it is a Minor Arterial, 11-he prii i'iai y TUI ici101 i of a Collector Road is t Yro irie
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.
Bicvcie Pian: There is a Class I Bike Path is shown along Rahling Road. A Bike
Path is to be a paved path physically separate for the use of bicycles. Additional
right-of-way or an easement is recommended. Nine -foot paths are recommended
to allow for pedestrian use as well (replacing the sidewalk). There is a Class III
Bike Route shown on Chenal Valley Drive. Bike Routes require no additional right-
of-way, but either a sign or pavement marking to identify and direct the route.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff inquired if any outdoor amenities or recreational facilities are
proposed, if there would be any perimeter fencing or gates, and any signage.
Lastly, confirmation of whether the proposed development will have approval from
the Chenal Architectural Review Board prior to the January 9, 2020, public hearing
was requested.
Public Works staff requested a Sketch Grading and Drainage Plan. The proposed
driveway locations do not meet the access and circulation requirements of
Sections 30-43 and 31-210. It was proposed this property should share a driveway
with the neighboring church on the east and the width of the driveway to not exceed
36-feet in width. As currently planned the separate driveway on Rahling Road
11
January 9, 2020
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z-9479
would be within the intersection of Rahling Road with Kirk Road, where a future
traffic signal is under consideration. Furthermore, if the proposed Rahling Road
driveway is approved, a letter prepared by a registered engineer certifying the
intersection sight distance at the intersection(s) complies with the 2004 AASHTO
Green Book Standards must be provided. A similar letter is necessary for the
Chenal Valley Drive intersection(s). It was also noted recycling facilities would be
required for the property and the tenants should be encouraged participation.
Landscape comments were addressed generally. One specific item was the land
use buffer to the north was of an insufficient width on the site plan. A 34-foot buffer
is required.
The applicant was advised responses and revisions are to be received by
December 18 14, 2019. The committee forwarded the item to the full commission.
ANALYSIS:
A revised site plan and comment responses were provided by the applicant
The outdoor recreational amenities will consist of three interior courtyards situated
in the assisted living and memory care building providing a secure outdoor area
for use by the residents. The independent living units will each have a small deck
of patio for personal use and a patio area will be provided on the east side of the
building on the first floor connecting to the bistro/dining area inside the structure.
Both the independent living and assisted living units will have an indoor fitness
facility. An indoor swimming pool is planned for the independent living community.
A six-foot wood fence is planned along the north and east property lines as part of
the land use buffers. No gates are proposed.
The conceptual design has been submitted to the Chenal Architectural Review
Board. It has not been yet confirmed when the review and approval will be
received.
A sketch grading plan has been submitted and reviewed by Public Works. The
sketch grading plan has been found to be satisfactory. A storm water detention
pond is proposed for the southwest corner of the property near the intersection of
Chenal Valley Drive and Rahling Road.
A shared access drive with the neighboring church is now proposed for access to
Rahling Road from the property. This will be platted as a shared access easement
during the platting process.
12
January 9, 2020
SUBDIVISION
ITEM NO.: 10 Cont.) FILE NO.: Z-9479
The letter_ certifying the sight distance for the Cheinal Valley access drive has yet
to be submitted.
Engineering certification will be submitted for review and approval by Public Works.
As noted, '-the site has a significant grade change. Currently, retaining walls are
proposed generally along the northern DoI Lio I all the developed arc-" cu,vring to the
south around much of the eastern edge of the developed area and a second
retaining wall between the independent living community building and the assisted
living and memory care building. With sections paralleling the structures on the
north and south. These walls would be no more than 15-feet in height.
Recycling facilities will be provided and use by the residents encouraged.
The developed area has been shifted southward allowing for sufficient landscape
buffer to be provided on the north side of the property.
tree preservation, will be addressed during
AI! other landscaping issues, including
the permitting and development process to comply with requirements.
It appears all technical issues have be sufficiently addressed.
,i 1'Li_ 'li.. 4-he de.,e i o p Im n+ and pIanc
Star is supportive of this project. it Is compaiiu=C wiLII LII uvvcivpi,,,@„� a„tea �:s., v
in the area and would help in meeting the need for senior housing in the city.
J STAFF RECOMMENDATION:
On December 30, 2019, the applicant informed staff the required notification was
not completed in a timely fashion; therefore, this item must be deferred to the
February 20 2020 meeting. Staff recommends approval of the deferral to the
February 20, 2020 meeting.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was not present. There were _no registered objectors present. Staff
informed the commission the required notification was not completed in a timely fashion;
therefore, this item must be deferred to the February 20, 2020 meeting. Staff
recommends approval of the deferral to the February 20, 2020 meeting. There was no
further discussion. The item was placed on the consent agenda and the item was
deferred to the February 20, 2020 meeting. The vote was 10 ayes, 0 noes, and 1 absent.
13