HomeMy WebLinkAboutBOD Staff Report 051524OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
OCTOBER 17, 2023 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled Pinnacle
Place Senior Living — PD-R
(Z-9822) located on the
south side of Mabelvale
West Road, East of Otter
Creek E. Blvd.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
� Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 14.47 acre
property from "C-3" General Commercial District and
"I-2" Light Industrial District to "PD-R" Planned District —
Residential to allow development of an age restricted senior
living facility.
I None
Approval of the Ordinance.
The applicant proposes to rezone 14.47 acres from C-3/I-2
to PD-R to develop a 4-story age restricted Senior Housing
community that will contain 278 total units. The minimum
age limit is 55 years with no maximum age restriction.
However, all residents are to be considered active seniors.
No assisted living will be provided.
BACKGROUND
CONTINUED
The development will take access from Mabelvale West
Road and be developed in two (2) phases. The site is
currently undeveloped and wooded. There is a mixture of
zoning and uses surrounding the site.
Phase I of the development will include the construction of
a forty-nine (49) foot tall building which will contain thirty-
two (32), two -bedroom units, ninety-two (92) type one -
bedroom units and forty-six (46) type-2 one -bedroom units,
a Club House with meeting rooms, arts and crafts, senior
gathering (i.e. potluck and fellowship) and game/movie
night activities. Other amenities include a dog park,
pavilion/garden area, and an area for outdoor activities such
as lawn bowling, horse shoes and pickle ball/badminton
courts. Walking trails will also be provided.
Phase II will contain one -hundred -eight (108) units: twenty
(20), 2-bedroom units, fifty-six (56) type-1, 1-bedroom
units and thirty-two (32), type-2 bedroom units.
The site plan shows front yard setbacks ranging from 136-
137 feet and rear yard setbacks ranging from 153-155 feet.
Side yard setbacks range from 122-127 feet (east) and 127-
132 feet (west). Staff feels the setbacks are more than
sufficient for the development.
The site will be accessed from two (2) driveways along
Mabelvale West Road. Ample room is provided for pick-
up/drop-off and turnaround located in front of the building.
The applicant is proposing 223 parking spaces. Typically
223 spaces are required for 278 units. Staff feels that the
parking is sufficient to serve the use. The site plan shows
ten (10) dedicated parking spaces required by the ADA.
The site plan does not show any signage at this time. All
signs must comply with Section 36-552 of the City's
Zoning Ordinance (signs permitted in multi -family zones).
The site plan does not show a dumpster area. Any dumpster
installed on the site must be screened and comply with
Section 36-523 of the City's Zoning Ordinance.
The applicant notes all sight lighting will be low-level and
directed away from adjacent properties.
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BACKGROUND On September 14, 2023, the Planning Commission voted
CONTINUED 9 ayes, 0 noes, 0 absent and 2 open positions, as part of the
Consent Agenda, to approve the PD-R rezoning. There
were no objectors present.
All owners of property located within 300 feet of the site
and all neighborhood associations registered with The City
of Little Rock were notified of the public hearing.
Please see the attached Planning Commission minute
record for the complete staff analysis.
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ORDINANCE NO.
AN ORDINANCE APPROVING A PLANNED ZONING
DEVELOPMENT AND ESTABLISHING A PLANNED DISTRICT
— RESIDENTIAL TITLED PINNACLE PLACE SENIOR LIVING
— PD-R, LOCATED ON THE SOUTH SIDE OF MABELVALE
WEST ROAD, EAST OF OTTER CREEK E. BLVD. (Z-9822), CITY
OF LITTLE ROCK, PULASKI COUNTY, ARKANSAS,
AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF
LITTLE ROCK; AND FOR OTHER PURPOSES.
BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
ROCK, ARKANSAS.
SECTION 1. That the zoning classification of the following described property be
changed from C-3, General Commercial District and I-2, Light Industrial District, to PD-R,
Planned District — Residential:
Z-9822 — Described as Part of the Northeast Quarter of the Northeast
Quarter, Section 9; thence South 02°31'03" West 49.82 feet to a point on
the southerly right of way line of Mabelvale West Road and the Point of
Beginning; thence along said right of way South 88°51'32" East 745.15
feet; thence leaving said right of way South 02131'03" East 833.79 feet
returning to the Point of Beginning, containing 14.478 acres, more or less.
SECTION 2. That the preliminary site development plan/plat be approved as
recommended by the Little Rock Planning Commission.
SECTION 3. That the change in zoning classification contemplated for Pinnacle
Place Senior Living — PD-R, located at on the South side of Mabelvale West Road, East of
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Otter Creek E. Blvd. (Z-9822) is conditioned upon obtaining final plan approval within the
time specified by Chapter 36, Article VII, Section 36-454 (e) of the Code of Ordinances.
SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
SECTION 6. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
SECTION 7. Repealed. All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
such inconsistency.
PASSED:
ATTEST:
City Clerk
APPROVED:
Mayor
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I APPROVED AS TO FORM:
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City Attorney
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Page 3 of 3
FILE NO.: Z-9822
NAME: Pinnacle Place Senior Living — PD-R
LOCATION: South side of Mabelvale West Rd., East of Otter Creek E. Blvd.
DEVELOPER:
Newcap Development
2024 Arkansas Valley Drive
Little Rock, AR 72212
OWNER/AUTHORIZED AGENT:
Terry Burrus (Agent)
2024 Arkansas Valley Drive, Ste. F-8
Little Rock, AR 72211
SURVEYOR/ENGINEER:
Smith and Goodson, PLLC
7509 Cantrell Road, Ste. 227
Little Rock, AR 72207
AREA: 14.47 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 7 PLANNING DISTRICT: 16 CENSUS TRACT: 41.03
CURRENT ZONING: C-3/1-2
VARIANCE/WAIVERS: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone 14.47 acres from C-3/1-2 to PD-R to develop a
4-story age restricted Senior Housing community that will contain 278 total units.
The development will take access from Mabelvale West Road developed in two
(2) phases.
FILE NO.: Z-9822 (Cont.)
B. EXISTING CONDITIONS:
The site is currently undeveloped and wooded. There is a mixture of zoning and
uses surrounding the site.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 300 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on -site
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
2. Any work involving one (1) or more acres of disturbed area requires a State of
Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
3. A grading permit must be obtained prior to initiation of work. Grading
permits are issued by the Planning and Development Dept. at 723 West
Markham Street after approval of sediment and erosion control plans,
grading and drainage plans, land survey, drainage study, and soil loss
calculations per City's stormwater management and drainage manual.
Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 or PermitsONittlerock.gov to schedule an
appointment for issuance or to answer any questions. Permit cost is based
on total project area at $100.00 for the less than '/z acre, $200.00 for'/z to
1 acre, and $200.00 for the first acre and $100.00 for each additional acre
for project greater than 1 acre.
4. The Department requires three (3) phase sediment and erosion control
(SEC) plans to be submitted for all construction projects showing best
management practices (BMPs) for mitigating sediment runoff and erosion
along with vegetation specifications for temporary and permanent soil
stabilization. Phase 1 SEC plans shall show SEC BMPs during the
stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC
plans shall show SEC BMPs during construction of utilities, buildings,
roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans
shall show SEC BMPs for final grading, seeding, and landscaping of the
site.
K
FILE NO.: Z-9822 (Cont.
5. Sediment and Erosion Control plans shall also show the pertinent
information as outlined in ADEQ ARR150000 Permit Part II section A-4-H
(1 - 14) and Part II section A-4-1-2 (A-B).
6. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
7. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City's
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy of
the information within this report.
8. Mabelvale West Road is considered a minor arterial per master street plan.
Therefore, a total dedication of additional right of way equaling forty-five (45)
feet to the City of Little Rock will be required from the existing centerline of
Mabelvale West Road.
9. Provide accessible route from the public right of way to the proposed building
entrance in accordance with 2021 Arkansas Fire Prevention Code Section
1104.1
10. Accessible parking stalls and aisles shall meet the accessibility requirements
of the ICC A117.1-2017 and 2021 Arkansas Fire Prevention Code.
11. Per City Code 31-210 (e) (1) for arterial streets, a lot will require six hundred
twenty-five (625) feet of frontage for two (2) drives. If two driveways are still
desired for this site by the developer, a variance request will have to be filed
with the application for the planning commission's consideration per City
Code 31-210 0).
12. Per City Code 31-210 (e) (1) for arterial streets, driveway spacing shall be
three hundred (300) feet. Driveway spacing shall be centerline to centerline
or centerline to right of way of an intersecting collector street or street of
higher classification. Minimum spacing from the property line shall be one
hundred fifty (150) feet. Maximum driveway width is thirty-six (36) feet.
Revise driveways to meet above requirement accordingly or a variance
request from these requirements will have to be filed with the application for
the planning commission's consideration per City Code 31-210 0).
13. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
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FILE NO.: Z-9822 Cont.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Submit the wastewater infrastructure plans to LRWRA for review and approval.
A capacity contribution fee may be assessed.
Entergy: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
Fire Department:
Maintain Access:
Fire Hydrants
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2021 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 2021 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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
Loadinq
Maintain fire apparatus access road design as per Appendix D of the 2021
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.
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FILE NO.: Z-9822 (Cont.)
Commercial and Industrial Developments -- 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2021 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 2021 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
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.
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FILE NO.: Z-9822 (Cont.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2021 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 2021
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.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2021 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 Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
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FILE NO.: Z-9822 (Cont.
County Planning: No comments.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape:
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements. Refer to the Code of Ordinances, Chapter 15 -
Landscaping and Tree Protection, and Chapter 36, Article IX — Buffers and
Screening.
G. TRANSPORTATION/PLANNING:
Rock Reaion Metro: No comments received.
Plannin❑ Division:
The request is in the Otter Creek Planning District. The Land Use Plan shows
Commercial (C) and Light Industrial (LI) for the requested area. The Commercial
(C) category includes a broad range of retail and wholesale sales of products,
personal and professional services, and general business activities. Commercial
activities vary in type and scale, depending on the trade area that they serve. The
Light Industrial category provides for light warehouse, distribution or storage uses,
and/or other industrial uses that are developed in a well -designed "park like"
setting. The application is to rezone from C-3 to PD-R.
Surrounding the application area on the east and north across Mabelvale West
Road is an area of Public/Institutional (PI) with public schools, a post office, a faith -
based institution, a hospital, and a fire station. The Public/Institutional (PI) category
includes public and quasi -public facilities that provide a variety of services to the
community such as schools, libraries, fire stations, churches, utility substations,
and hospitals. West along the south side of Mabelvale West Road is Commercial
(C) with auto and truck tire sales and a sign and barricade company. To the
southwest is a large area of Light Industrial (LI) with industrial warehouses and
offices.
Master Street Plan:
Mabelvale West is a Minor Arterial on the Master Street Plan Map. Minor Arterials
are high volume roads designed to provide the connections to and through an
urban area. Curb cuts should be minimized to allow for continuous traffic flow
while still allowing some access to adjoining property. Standard Right-of-way
(ROW) is 90 feet. Sidewalks are required on both sides. Bowen Road is a local
street. A Local public street that is abutted by non-residential or residential use
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FILE NO.: Z-9822 (Cont.
which is more intense than duplex or two -unit residential is a Commercial Street.
Commercial streets have the same design standard as a Collector. Right-of-way
is 60'. Sidewalks are required on both sides. These streets may require dedication
of right-of-way and may require street improvements.
Bicycle Plan:
There are no existing or proposed bike routes adjacent to or through this land.
Historic Preservation Plan:
There are no historic structures or districts in the area.
H. ANALYSIS:
The applicant proposes to rezone 14.47 acres from C-3/1-2 to PD-R to develop a
4-story age restricted Senior Housing community that will contain 278 total units.
The minimum age limit is 55 years with no maximum age restriction. However, all
residents are to be considered active seniors. No assisted living will be provided.
The development will take access from Mabelvale West Road and be developed
in two (2) phases. The site is currently undeveloped and wooded. There is a
mixture of zoning and uses surrounding the site.
Phase I of the development will include the construction of a forty-nine (49) foot
tall building which will contain thirty-two (32), two -bedroom units, ninety-two (92)
type one -bedroom units and forty-six (46) type-2 one -bedroom units, a Club House
with meeting rooms, arts and crafts, senior gathering (i.e. potluck and fellowship)
and game/movie night activities. Other amenities include a dog park,
pavilion/garden area, and an area for outdoor activities such as lawn bowling,
horse shoes and pickle ball/badminton courts. Walking trails will also be provided.
Phase II will contain one -hundred -eight (108) units: twenty (20), 2-bedroom units,
fifty-six (56) type-1, 1-bedroom units and thirty-two (32), type-2 bedroom units.
The site plan shows front yard setbacks ranging from 136-137 feet and rear yard
setbacks ranging from 153-155 feet. Side yard setbacks range from 122-127 feet
(east) and 127-132 feet (west). Staff feels the setbacks are more than sufficient
for the development.
The site will be accessed from two (2) driveways along Mabelvale West Road.
Ample room is provided for pick-up/drop-off and turnaround located in front of the
building.
LV
FILE NO.: Z-9822 (Cont.)
The applicant is proposing 223 parking spaces. Typically 223 spaces are required
for 278 units. Staff feels that the parking is sufficient to serve the use. The site
plan shows ten (10) dedicated parking spaces required by the ADA.
The site plan does not show any signage at this time. All signs must comply with
Section 36-552 of the City's Zoning Ordinance (signs permitted in multi -family
zones).
The site plan does not show a dumpster area. Any dumpster installed on the site
must be screened and comply with Section 36-523 of the City's Zoning Ordinance.
The applicant notes all sight lighting will be low-level and directed away from
adjacent properties.
Staff is supportive of the requested PD-R zoning. Staff views the request as
reasonable. To staffs knowledge, there are no outstanding issues associated with
this application. The applicant has done a good job addressing issues raised by
staff during the review of this application. The proposed development will
represent a good transition -type use among the commercial, office and industrial
uses in the general area. The applicant is requesting no variances with the PD-R
zoning request.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-R zoning, subject to compliance
with the comments and conditions outlined in paragraphs D, E and F, and the staff
analysis, of the agenda staff report.
PLANNING COMMISSION ACTION:
(SEPTEMBER 14, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval subject to compliance with the
comments and conditions noted in paragraphs D, E and F, and the staff analysis of the
agenda staff report. The item remained on the Consent Agenda for approval. There was
a motion to approve the application and seconded. The vote was 9 ayes, 0 nays, 0 absent
and 2 open positions.
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