HomeMy WebLinkAboutS-0472 Staff AnalysisJuly 9, 1985
SUBDIVISIONS
Item No. 9
NAME: Pleasant Valley Park
Retirement Center "Long -Form
PCD" (Z-4482)
LOCATION: 10 acre tract on Hinson Loop/
Rainwood Road and 2.5 acre
tract north of 10 acre tract,
approx. 300' east of Napa Valley
Drive
nFVRT.OPRR
ENGINEER:
Ewing Health Systems, Inc. Manes, Castin, Massie
12115 Hinson Road and McGetrick, Inc.
Little Rock, AR 72212 2501 Willow Street
Phone: 224-0207 North Little Rock, AR 72114
Phone: 758-1360
AREA: 12.5 acres NO. OF LOTS: 4 FT. NEW ST.: 0
ZONING: Existing - "MF-12" (10 acres)
"0-2" (2.5 acres)
Proposed - "PRD"
PROPOSED USE: Retirement Village (residential cottages,
apartments and convalescent center)
A. Development Rationale
1. To provide a comprehensive continuing care
retirement community serving the residential
health care needs of the elderly.
2. To develop the southern portion of the site as
multifamily detached dwelling units.
B. Proposal
1. Quantitative Data:
Parcel Growth Area ......... 12.435 Acres
Street Right -of -Way ........ .455 Acres
Setbacks ...... 1.156 Acres
Retirement Housing Area .... 3.462 Acres
July 9, 1985
SUBDIVISIONS
Item No. 9 - Continued
2. Development Schedule
(a) Phase I (Multifamily Detached Dwelling Units)
84 Units Located in 21 Detached Structures
Each Structure Contains 4 Dwelling Units
Bldg. Bldg.
Use Qty. Sq. Ft. Coverage
1-BR Units at 12 91000 91000
750 sq. ft.
2 BR Units at 72 68,400 68,400
750 sq. ft.
Carports at 84 18,060 18,060
215 sq. ft.
All Single Family
(b) Phase II
Bldg.
Bldg.
Use
Qty.
Sq. Ft.
Coverage
(i)
Common Facilities
1
6,800
6,800
Food Preparation
Dining
Single Story
(ii)
Health Care Center
1
51,500
12,750
Total of 120 beds
of nursing care.
(These are divided
into 96
two -bed units
and 24 private
bed units.)
Support Services
4-Stories
(iii)
1
60,000
10,000
Apt. Towers
53 Units with
39 1-BR Units and
14 2-BR Units
Support Services
4-Stories
July 9, 1985
SUBDIVISIONS
Item No. 9 - Continued
(c) Phase III
Bldg.
Bldg.
Use Qty.
Sq._ Ft.
Coverage
(i) 1
57,950
7,950
Apt. Towers
(Total of 53 apartments with 39
one -bedroom
units and
14 two -bedroom units.)
Support Services
6-Stories
(ii) 4
3,000
3,000
Multifamily
Detached
1-BR Units at
750 sq. ft.
2-BR Units at 12
11,400
11,400
950 sq. ft.
Carports at 16
3.440
3.440
215 sq. ft.
Total
289,059
15-0,800
3. Landscaping/Open Space - Includes
greenbelt
pedestrian path along both
sides of collector
street. Interior atriums
in each unit
for private
use. Public open space has
been maintained around
each multifamily detached
dwelling unit
and
combined into a major open
space centrally
located
landsape pedestrian path.
Open Space
Private Space ...................
.195
Acres
Common Space ....................8,973
Acres
Total
9.168
Acres
4. Development Schedule
Phase I - Construction begins
Christmas
of 1985.
Units constructed at market
absorption
rate.
July 9, 1985
SUBDIVISIONS
Item No. 9 - Continued
Phase II - Construction begins in summer of 1986,
completed in late 1987.
Phase III - Construction begins in late fall 1987,
units constructed at market absorption rate.
C. Engineering Comments
(1) Dedicate right-of-way and improve Rainwood Road to
collector standards.
(2) Submit internal drainage and detention plan.
D. Analysis
Staff was very much prohibited in its review of the
item due the applicant's failure to comply with the
site plan submission requirements as stated in the
Zoning Ordinance. The site plan needs to be properly
detailed. Staff is also concerned that the plan
appears to be quite dense.
E. Staff Recommendation
Staff defers recommendation until further information
is received.
SUBDIVISION COMMITTEE REVIEW:
The Committee reviewed the item. The applicant submitted a
more detailed site plan. The issues were identified as
involving: (1) the proposed access/turning lane to
Hinson Road; (2) a 6-foot fence and landscaped buffer on the
west adjacent to the abutting residential; and (3)
development on the various portions of the plan and how each
relates to the density allowed in "MF-12" and "O-2."
Water Works - The easement should be designated to be also
for utilities. On -site fire line and hydrants will be
required. Pro-rata charge applies.
July 9, 1985
SUBDIVISIONS
Item No. 9 - Continued
PLANNING COMMISSION ACTION:
The applicant, Mr. Nooner, was present. There were no
objectors in attendance. The staff offered a specific
recommendation on the application as follows: (1) that the
10 acre "MF-12" site be limited to that density with no
multistory buildings, (2) that the "02" site be limited to
one multistory apartment building, 52 units total and the
nursing home/restaurant annex, (3) that -the basic design
concept be retained. However, Mr. Bob Wickard, a nearby
owner and developer, offered concerns about the project and
his brief notice of the proposal. Mr. Nooner made a brief
presentation and responded to the staff density analysis and
recommendations. A general discussion followed resulting in
a motion to defer the request to August 13, 1985. The
motion passed by a vote of: 7 ayes, 0 noes and 4 absent.
August 13, 1985
SUBDIVISIONS
Item No. C
NAME:
Pleasant Valley Park
Retirement Center "Long -Form
PCD" (Z-4482)
LOCATION: 10 acre tract on Hinson Loop/
Rainwood Road and 2.5 acre
tract north of 10 acre tract,
approx. 300' east of Napa Valley
Drive
nRVRTd0PRR: ENGINEER:
Ewing Health Systems, Inc. Manes, Castin, Massie
12115 Hinson Road and McGetrick, Inc.
Little Rock, AR 72212 2501 Willow Street
Phone: 224-0207 North Little Rock, AR 72114
Phone: 758-1360
AREA:, 12.5 acres NO. OF LOTS: 4 FT. NEW ST.: 0
ZONING: Existing - "MF-12" (10 acres)
"0-2" (2.5 acres)
Proposed - "PRD"
PROPOSED USE: Retirement Village (residential cottages,
apartments and convalescent center)
A. Development Rationale
1. To provide a comprehensive continuing care
retirement community serving the residential
health care needs.of the elderly.
2. To develop the southern portion of the site as
multifamily detached dwelling units...
.B. Proposal
1. Quantitative Data:
Parcel Growth Area ......... 12.435 Acres
Street Right -of -Way ........ .455 Acres
Setbacks ................... 1.156 Acres
Retirement Housing Area .... 3.462 Acres
August 13', 1985
SUBDIVISIONS
Item No. C - Continued
2. Development Schedule
(a) Phase I (Multifamily Detached Dwelling Units)
84 Units Located in 21 Detached Structures
Each Structure Contains 4 Dwelling Units
Bldg. Bldg.
Use Qty. Sq. Ft. Coverage
1-BR Units at 12 9,000 91000
750 sq. ft.
2 BR Units at 72 68,400 68,400
750 sq. ft.
Carports at 84 18,060 18,060
215 sq. ft.
All Single Family
(b) Phase II
Bldg.
Bldg.
Use
Qty.
Sq. Ft.
Coverage
(i)
Common Facilities
1
6,800
6,800
Food Preparation
Dining
Single Story
(ii)
Health Care Center
1
51,500
12,750
Total of 120 beds
of nursing care.
(These are divided
into
96 two -bed units
and 24 private
bed units.)
Support Services
4-Stories
(iii)
1
60,000
10,000
Apt. Towers
53 Units with
39 1-BR Units and
14 2-BR Units
Support Services
4-Stories
August 13, 1985
SUBDIVISIONS
Item No. C - Continued
(c) Phase III
Bldg.
Bldg.
Use Qty-
Sq. Ft. Coverage
(i) 1
57,950 7,950
Apt. Towers
(Total of 53 apartments with 39
one -bedroom units and
14 two -bedroom units.)
Support Services
6-Stories
(ii) .4
3,000 3,000
Multifamily
Detached
1-BR Units at
750 sq. ft.
2-BR Units at 12
11,400 11,400
950 sq. ft.
Carports at 16
3.440 3.440
215 sq. ft.
Total
289,059 150,800
3. Landscaping/Open Space - Includes
greenbelt
pedestrian path along both
sides of collector
street. Interior atriums
in each unit for private
use. Public open space has
been maintained around
each multifamily detached
dwelling unit and
combined into a major open
space centrally located
landsape pedestrian path:
Open Space
Private Space ...................
.195 Acres
Common Space ............
.......8,973 Acres
Total
9.168 Acres
4. Development Schedule
Phase I - Construction begins Christmas of 1985.
Units constructed at market absorption rate.
August 13, 1985
SUBDIVISIONS
Item No. C - Continued
Phase II - Construction begins in summer of 1986,
completed in"late 1987.
Phase III - Construction begins in late fall. 1987,
units constructed at market absorption rate.
C . Engineering Comments
(1) Dedicate right-of-way and improve Rainwood Road to
collector standards.
(2) Submit internal drainage and detention plan.
De Analysis
Staff was very much prohibited in its review of the
item due the applicant's failure to comply with the
site plan submission requirements as stated in the
Zoning Ordinance. The site plan needs to be properly
detailed. Staff is also concerned that the plan
appears to be quite dense.
E. Staff Recommendation
Staff defers recommendation until further information
is received.
SUBDIVISION COMMITTEE REVIEW:
The Committee reviewed the item. The applicant submitted a
more detailed site plan. The issues were identified as
involving: (1) the proposed access/turning lane to
Hinson Road; (2) a 6-foot fence and landscaped buffer on the
west adjacent to the abutting residential; and (3)
development on the various portions of the plan.and how each
relates to the density allowed in "MF-12" and "0-2."
Water Works - The easement should be designated to be also
for utilatxes. On -site fire line and hydrants will be
required. Pro-rata charge applies.'
August 13, 1985
SUBDIVISIONS
Item No. C - Continued
PLANNING COMMISSION ACTION:
The applicant, Mr. Nooner, was present. There were no
objectors in attendance. The staff offered a specific
recommendation on the application as follows: (1) that the
10 acre "MF-12" site be limited to that density with no
multistory buildings, (2) that the "02" site be limited to
one multistory apartment building, 52 units total and the
nursing home/restaurant annex, (3) that the basic design
concept be retained. However, Mr. Bob Wickard, a nearby
owner and developer, offered concerns about the project and
his brief notice of the proposal. Mr. Nooner made a brief
presentation and responded to the staff density analysis and
recommendations. A general discussion followed resulting in
a motion to defer the request to August 13, 1985. The
motion passed by a vote of: 7 ayes, 0 noes and 4 absent.
PLANNING COMMISSION ACTION: (8-13-85)
The applicant requested a 30-day deferral. A motion to this
effect was made and passed by a vote of 9 ayes, 0 noes and
2 absent.
September 10, 1985
SUBDIVISIONS
Item No. A
NAME: Pleasant Valley Park
Retirement Center "Long -Form
PCD" (Z-4482) '
LOCATION: 10 acre tract on Hinson Loop/
Rainwood Road -and 2.5 acre
tract north of 10 acre tract,
approx. 300' east of Napa Valley
Drive
DEVELOPER: ENGINEER:
Ewing Health Systems, Inc. Manes, Castin, Massie
12115 Hinson Road and McGetrick, Inc.
Little Rock, AR 72212 2501 Willow Street
Phone: 224-0207 North Little Rock, AR 72114
Phone: 758-1360
AREA: 12.5 acres NO. OF LOTS: 4 FT. NEW ST.: 0
ZONING: Existing - "MF-12" (10 acres)
"0-2" (2.5 acres)
Proposed - "PRD"
PROPOSED USE: Retirement Village (residential cottages,
apartments and convalescent center)
A. Development Rationale
1a To provide a comprehensive continuing care
retirement community serving the residential
health care needs of the elderly.
2. To develop the southern portion of the site as
multifamily detached dwelling units.
B. Proposal
1. Quantitative Data:
Parcel Growth Area ......... 12.435 Acres
Street Right -of -Way ........ .455 Acres
Setbacks ................... 1.156 Acres
Retirement Housing Area .... 3.462 Acres
September 10, 1985
SUBDIVISIONS
Item No. A - Continued
2. Development Schedule
(a) Phase I
(Multifamily
Detached
Dwelling Units)
84 Units
Located in
21 Detached
Structures
Each Structure
Contains
4 Dwelling
Units
Bldg.
Bldg.
Use
Qty.
Sq. Ft.
Coverage
1-BR Units at
12
91000
91000
750 sq. ft.
2 BR Units at
72
68,400
68,400
750 sq. ft.
Carports at
84
18,060
18,060
215 sq. ft.
All Single Family
(b) Phase II
Bldg. Bldg.
Use Qty. Sq. Ft. Coverage
(i)
Common Facilities 1 6,800 6,800
Food Preparation
Dining
Single Story
(ii)
Health Care Center 1 51,500 12,750
Total of 120 beds
of nursing care.
(These are divided into 96 two -bed units and 24 private
bed units.)
Support Services
4-Stories
(iii) 1 60,000 10,000
Apt. Towers
53 Units with
39 1-BR Units and
14 2-BR Units
Support Services
4-Stories
September 10, 1985
SUBDIVISIONS
Item No. A - Continued
(c) Phase III
Bldg.
Bldg.
Use Qty.
Sq. Ft. Coverage
(i) 1
57,950 7,950
Apt. Towers
(Total of 53 apartments with 39
one -bedroom units and
14 two -bedroom units.)
Support Services
6-Stories
(ii) 4
3,000 3,000
Multifamily
Detached
1-BR Units at
750 sq. ft.
2-BR Units at 12
11,400 11,400
950 sq. ft.
Carports at 16
3.440 3.440
215 sq. ft.
Total
289,059 150,800
3. Landscaping/Open Space - Includes
greenbelt
pedestrian path along both
sides of collector
street. Interior atriums
in each unit for private
use. Public open space has
been maintained around
each multifamily detached
dwelling unit and
combined into a major open
space centrally located
landsape pedestrian path.
Open Space
Private Space ...................
.195 Acres
Common Space ....................8,973
Acres
Total
9.168 Acres
4. Development Schedule
Phase I - Construction begins Christmas of 1985.
Units constructed at market absorption rate.
September 10, 1985
SUBDIVISIONS
Item No. A - Continued
Phase II - Construction begins in summer of 1986,
completed in late 1987.
Phase III - Construction begins in late fall 1987,
units constructed at market absorption rate.
C. Engineering Comments
(1) Dedicate right-of-way and improve Rainwood Road to
collector standards.
(2) Submit internal drainage and detention plan.
D. Analysis
Staff was very much prohibited in its review of the
item due the applicant's failure to comply with the
site plan submission requirements as stated in the
Zoning Ordinance. The site plan needs to be properly
detailed. Staff is also concerned that the plan
appears to be quite dense.
E.- Staff Recommendation
Staff defers recommendation until further information
is received.
SUBDIVISION COMMITTEE REVIEW:
The Committee reviewed the item. The applicant submitted a
more detailed site plan. The issues were identified as
involving: (1) the proposed access/turning lane to
Hinson Road; (2) a 6-foot fence and landscaped buffer on the
west adjacent to the abutting residential; and (3)
development on the various portions of the plan and how each
relates to the density allowed in "MF-12" and "0-2."
Water Works - The easement should be designated to be also
for utilities. On -site fire line and hydrants will be
required. Pro-rata charge applies.
September 10, 1985
SUBDIVISIONS
Item No. A - Continued
PLANNING COMMISSION ACTION:
The applicant, Mr. Nooner, was present. There were no
objectors in attendance. The staff offered a specific
recommendation on the application as follows: (1) that the
10 acre "MF-12" site be limited to that density with no
multistory buildings, (2) that the "02" site be limited to
one multistory apartment building, 52 units total and the
nursing home/restaurant annex, (3) that the basic design
concept be retained. However, Mr. Bob Wickard, a nearby
owner and developer, offered concerns about the project and
his brief notice of the proposal. Mr. Nooner made a brief
presentation and responded to the staff density analysis and
recommendations. A general discussion followed resulting in
a motion to defer the request to August 13, 1985. The
motion passed by a vote of: 7 ayes, 0 noes and 4 absent.
PLANNING COMMISSION ACTION:
(8-13-85)
The applicant requested a 30-day deferral. A motion to this
effect was made and passed by a vote of 9 ayes, 0 noes and
2 absent.
SUBDIVISION COMMITTEE REVIEW: (8-29-85)
The applicant was present, but stated that no further
amendments had been made to the plan.
PLANNING COMMISSION ACTION: (9-10-85)
Mr. Denny Nooner represented Ewing Health Systems, Inc.
Updated statistics were submitted. Staff explained that
they were still favorable to the developmental concept, but
opposed to the overuse, multiple density and over density of
the project on the land. Staff pointed out that the issues
specifically involved the double use of the "0-2" parcel by.
apartments in the nursing home, not the density of the
nursing home. Staff recommended that the "0-2" be limited
to only multi -story, apartment and that the high-rise
building be eliminated from the "MF-12," and that
multifamily be the use on the "MF-12" portion of the tract.
Mr. Nooner felt that removal of the concept used, would
prohibit the whole project. He explained that the
comprehensive plan for the project involved the entry of
residents at age 72 in the cottages. As time progressed and
these residents got older, they would move from the cottages
to the high rises based on their physical abilities.
September 10, 1985
SUBDIVISIONS
Item No. A - Continued
Several neighboring property owners were present.
Ms. Shirley Merrit of 1811 Napa Valley and Mr. Ray Rainey of
1801 Napa Valley Drive were in attendance. Ms. Merrit was
concerned about adequate buses and screening and the
negative impact of high-rise buildings. Mr: Rainey
requested information on the nature of the fence.
Other residents were from the Pleasant Valley Subdivision.
Mr. C.R. Warner of 559 Valley Club Circle stated opposing
views on the intrusion of a high-rises in the area and
stated concerns about traffic since a number of employees
would also be involved. Dr. William L. Casey of 539 Valley
Club Circle requested continuance of one-story commercial,
and Mr. George Plastiras of 545 Valley Club Club Circle was
also concerned about the height.
Mr. Nooner felt that the high rises wouldn't be visible to
the residents at all. He also felt that the use of the
"PUD" review process allowed examination of the total
concept, which makes the project less dense that it would be
if rezoned only. Finally, a motion for approval was made
and passed by a vote 9 ayes, 0 noes, 1 absent and
1 abstention.
BUILDING USE
PHASE I Multi -Family Detached
Dwelling Units
1 BR units at 719 sq. ft./each
2 BR units at 1,095 sq. ft./each
PHASE I Apartment Tower
Total of 48 Apartments. These
are divided into 32 1-bedroom
units and 16 2-bedroom units.
*Support services
Five Stories
PHASE II Health Care Center
Total of 120 beds of nursing
care. These are divided into 96
2-bed units and 24 private bed
units.
*Support Services
Four stories.
FLOOR BUILDING
QTY. AREA COVERAGE
20 14,380 14,380
60 65.700 65.060
80 80,080 80,080
1 55,762 11,218
1
44,020 11,636
BUILDING USE
QTY.
FLOOR
AREA
BUILDING
COVERAGE
PHASE III Multi -Family Detached
Dwelling Units- -- --
1 BR units at 719 sq. ft./each
4
2,876
2,876
2 BR units at 1,095 sq. ft./each
8
8,760
8,760
12
110,636
11,636
PHASE III Apartment Tower 1 55,762 11,218
Total of 46 apartments. These
are divided into 32 1-bedroom units
and 16 2-bedroom units.
*Support services.
Five stories.
TOTAL 247,260 125,788
Total Cottages..--_-92 units
Total Apartments 96 units
Nursing Home Beds 120 units
*Support services include the following for use of on -site residents only:
Nursing Clinic
Gift Shop
Beauty/Barber Shop
Mailroom
Administrative Offies
Reading Room
Activity Room