HomeMy WebLinkAboutS-0229 Staff AnalysisMay 11 , 1982
SljiiDIVISIONS
Item No. 1 - File No. 229
NAME:
LOCATION:
nrvFi.fITJRR
Pat M. Riley and
Pulaski Properties Co.
c/o Chris Barrier
1000 Sav�r.s Bldg.
f_,ittle Rock, AR
Phone: 376-3151
Kellwood Subdivision
Tracts C-1-R, C-2-R, C-3-R,
C-4-R and C-5-R
South oC John Barrow
East End of Riley Drive
RNC,TNFFR :
Summerlin and Associates
1609 S. Broadway
Little Rock, AR
Phone: 376-1323
AREA: 26.01 Acres NO. OF LOTS: 5
ZONING: 110-3"
PROPOSED USES: Multifamily, Office
X7n DT ANTrPq PROFIFSTFD : None
A. EXISTING CONDITIONS
FEET OF NEW STREET: 0
This site is platted into three lots, which consist of
the Oak Hill Manor Nursing Home on what is currently
Lot C-1, an undeveloped and wooded tract lying between
Riley Drive and I-630 (Tract C-2), and another 200' x
825' lot between the nursing home and Kanis Park (Tract
C-3), Riley Drive is presently constructed to 60'
right -OE -way.
B. DEVELOPMENT PROPOSAL
This is a proposal to replat three lots of the existing
Kellwood Subdivision, Tract C into five lots for
multiple uses. The purpose of this type of development
is to provide a wide range of needed services for
mature citizens through various st4ges of retired life.
Complimentary uses by health care providers will also
be sought.
Rezoning has been initiated for changes of Tract C-5-R
to "OS." (Open Space). Tract C-4-P, to "R-6" (high-rise
for the retirement center). Tract C-1-R and C-2-R are
appropriately zoned for the proposed use and
W1
miry 11, 1982
SUBDIVISIONS
Item No. 1 - Continued
Tract C-3-R will be converted from its present zoning
of "0-3" to 110-1" without rezoning. The proposal also
includes the dedication of the portion of Riley Drive,
which is in Tract C.
C. LEGAL CONSIDERATIONS
None.
D. ENGINEERING CONSIDERATIONS
(1) Riley Drive was built as a private street in a 60'
public use easement. Our records do not indicate
that the street was built with approved plans and
inspections. If_ the street is to be accepted as a
public requirement, that it be investigated by the
engineer as to its adequacy of design and
construction and have any deficiencies converted.
The investigation should include the pavement and
drainage facilities within the right-of-way plus
the ditches running north from the street. When
the right-of-way is platted, drainage easements
will be required for the existing drainage
ditches.
(2) Note that proposed Tract C-S-R is presently a
public use easement which includes a part of Rock
Creek and should be retained.
F. ANALYSIS
Staff's main concern with this plan revolves around the
applicant's failure to provide a site plan indicating his
total development scheme and tying down the location of
buildings and drives, etc. The applicant apparently knows
what his intentions are for this property. So he needs to
pinpoint on a plan so that the staff will get a
comprehensive view of the total development scheme. This is
especially important on this particular property due to its
sensitive nature because of its location next to Kanis Park,
a portion in the floodplain, and possible development
problems due to the extreme slope of parts of the property
where plans for buildings have been indicated.
F. STAFF RECOMMENDATION
Approval, subject to site plan before property is
rezoned.
may 11 , 1982
SUBDIVISIONS
Item No.-1 - Continued
SUBDIVISION RECOMMENDATION:
The applicant was present. He was not favorable to statf's
suggestion requesting submission of an overall development
scheme. Staff responded by indicating that�the plat as
filed; {]] contained a pipe --stern lot, which is prohibited
in this type of development; (2) presented the possibility
of a loop street through the tracts which would provide a
heavy traffic impact around the apartment buildings, and (3)
prevented one from obtaining a clear picture of the
development potential of the total tract, since in some
instances, there was a problem with access due to slope.
The applicant was instructed to provide further information
demonstrating potential for access, possibility for Rock
Creek floodplain dedication, and redesigning Lot C-3-R. A
motion was made and passed to send this item to the
Commission without recommendation. The vote was: 5 ayes,
0 noes and 0 absent.
PLANNING COMMISSION ACTION: (5-11-82)
The owners attorney, Mr. Barrier, was present and offered a
status report. Mr. Barrier requested that the plat and
zoning issue be deferred two weeks in order to permit all of
the points at issue sufficient time for resolution. The
Commission voted 10 ayes, 0 noes and-1 absent to defer the
plat as requested (deferred to May 25, 19.82).
May 11, 1982
SUBDIVISIONS
Item No. 13 - Continued
PLANNING COMMISSION ACTION:
At the request of Mr. Barrier, the applicant's attorney, the
Commission deferred this item to May 25, 1982. The vote:,
10 ayes, 0 noes and 1 absent.
May 11, 1982
Item No. 13 - Z-3021-D
Owner: Riley's, Inc.
Applicant: Chris Barrier
Location: Eastern Terminus of Riley Drive
Request: Rezone from "0-3" General Office
to "R-6" High -Rise .Apt. and
"OS" Open Space
Purpose: Six -Story High -Rise Apt./
Open Space
Size:
4..56 acres +
Existing Use: Vacant
SURROUNDING LAND USE AND ZONING:
North - I-630, Zoned "R-2"
South - Nursing Home and Vacant, Zoned "0-3"
East - Kanis Park, Zoned "R-2"
West - Vacant, Zoned "0-3"
PLANNING CONSIDERATIONS:
No adverse comments have been received from any reviewing
agency regarding this application. The applicant intends to
construct a six -story, high-rise apartment which will be
occupied in a cooperative arrangement by the elderly.
Staff supports this project but thinks it inappropriate to
grant rezoning until platting and site plans are available
for review with the request. The magnitude of this request
is such as to warrant close attention to the future
development of the entire mountain of which this is a part.
STAFF RECOMMENDATION:
Staff recommends deferral until platting and site plan
review are completed.
PLANNING COMMISSION ACTION:
The applicant was present, and there were no objectors. The
applicant made a brief presentation discussing the
development proposal for this property and discussed the
ramifications of trying to arrive at a total site plan
versus a tract -by -tract site plan. The discussion of this
and various other concerns ensued for a period of time and
finally the Commission moved to defer the matter to the
May 11 Planning Commission meeting. The motion was passed:
7 ayes, 0 noes and 4 absent.
May 11, 1982
Item No. 14 - Conversion Adjustments
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
0MALIV rr)MMFrlm.
Riley's, Inc.
Chris Barrier
Adjacent to Riley's Nursing Home
Rezone from 110-3" General Office
to "O-I" Quiet Office
Office/Multifamily
3.1 acres +
Staff has reviewed this application and finds it to be in
compliance with the provisions of Section 1-106.1B of the
zoning Ordinance. Staff recommends approval.
At the request of Mr. Riley's attorney, the Planning
Commission voted 10 ayes, 0 noes and 1 absent to defer this
matter to May 25, 1982.
May:ll, 1982
SUBDIVISIONS
Item No. 1 - Continued
SUBDIVISION RECOMMENDATION:
The applicant was present. He was not favorable to staffs
suggestion requesting submission of an overall development
scheme. Staff responded by indicating that the plat as
filed: (1) contained a pipe -stem lot, which is prohibited
in this type of development; (2) presented the possibility
of a loop street through the tracts which would provide a
heavy traffic impact around the apartment buildings; and (3)
prevented one from obtaining a clear picture of the
development potential of the total tract, since in some
instances, there was a problem with access due to slope.
The applicant was instructed to provide further information
demonstrating potential for access, possibility for Rock
Creek floodplain dedication, and redesigning Lot C-3-R. A
motion was made and passed to send this item to the
Co.mmission without recommendation. The vote was: 5 ayes,
0 noes and 0 absent.
P titi,vG ss►cti Ac- i c N
i►a � �L u�=i2-� �t�c��2� c-y r� r� . i� a �z72i ��-- wAs PA-:�s eJj
,AND o F CAD � . � � � S7� 7vs ��c►27 .Mn
AN1J zc v I,v6-7
A