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Home My WebLink AboutS-1515-B Staff AnalysisMarch 10, 2011 ITEM NO.: 5 NAME: The Cottages of Good Shepard Site Plan Review LOCATION: Located at 2901 Aldersgate Road DEVELOPER: Ecumenical Retirement Center Foundation, Inc. c/o Terry Burruss Architects 614 Center Street Little Rock, AR 72201 FNr;INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.0 acres CURRENT ZONING PLANNING DISTRICT NUMBER OF LOTS: 1 OS 11 — 1-430 CENSUS TRACT: 24.04 VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FILE S-1515-B FT. NEW STREET: 0 LF The developers are requesting permission to lay sanitary sewer through the open space zoned area on the southeast corner of the property. The sewer line follows the creek and is located along this property's eastern edge or the opposite side of the OS zoned portion of the property. The developer is proposing to off set the sewer line and not lay the line in a straight line to help mitigate the clearing within the OS zoned area. In addition the developer will plant evergreen plantings to screen the clearing after the sanitary sewer has been installed. March 10, 2011 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: S-1515-B B. EXISTING CONDITIONS: The property is wooded located south of the existing Good Shepard residential towers and east of the nursing home. Within the area there is property zoned MF-12, MF-18 and OS. Approximately 5.6 acres zoned OS, 8.94 acres zoned MF-18 and 5.3 acres zoned MF-12. The MF zoned properties were recently approved through a Site Plan Review for the development of senior housing. There are single-family homes located to the east within the Kensington and Twin Lakes Subdivisions. South of the site is property zoned POD owned by Arkansas Hospice which is undeveloped. Southwest is property developed by Our Way as residential housing. Camp Aldersgate is located across Aldersgate Road to the west of the Good Shepard Campus. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet of the site, the John Barrow Neighborhood Association, the Twin Lake A Property Owners Association, the Twin Lake B Property Owners Association, the Twin Lakes B Special Recreational Improvement District and the Kensington Place Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Erosion controls must be installed to reduce discharge of polluted stormwater. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, for this project. A capacity contribution analysis and fee will be required for the project. Contact Little Rock Wastewater Utility for additional information. EntergV: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required 2 March 10, 2011 SUBDIVISION F 9 H EM NO.: 5 (Cont. FILE NO.: S-1515-B after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities. Approval of plans by Central Arkansas Water, the Department of Health Engineering Division and the Little Rock Fire Department is required. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Additional fire hydrant(s) will be required. Contact Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding the procedures for installation of the hydrant(s). Please note that Central Arkansas Water maintains an existing water line on the north of the property as shown on the site plan. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: As proposed by the applicant the area cleared within this OS zoned area must be reseeded and planted upon completion of installation of the utilities. SUBDIVISION COMMITTEE COMMENT: (February 17, 2011) Mr. Joe White and Mr. Tim Daters of White-Daters and Associates were present representing the request. Staff presented an overview of the development stating there were no remaining outstanding technical issues associated with the request. Staff stated the request was to allow the extension of the sewer line through the OS, Open Space zoned property. Staff stated the applicants were proposing to replant the area to provide screening. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the February 17, 2011, Subdivision Committee meeting. 3 March 10, 2011 4l iRni\/ISInN ITEM NO.: 5 (Cont.) _ FILE NO.: _S-1515-B The request is to allow a sanitary sewer line to be placed through the Open Space zoned area on the southeast corner of the property. The existing sewer main follows the creek and is located along this property's eastern edge on the opposite side of the Open Space zoned portion of the property. The developer is proposing to off set the sewer line and not lay the line in a straight line to help mitigate the clearing within the Open Space zoned area. In addition the developer will plant evergreen plantings to screen the clearing after the sanitary sewer has been installed. Section 36-340(b)(3) and (6) states where the OS District is used as a buffer zone, all such areas shall remain in their natural state unless otherwise authorized by the City. The ordinance further states enhancements of the buffer area, such as additional screening or plantings, may be required when granting a rezoning or conditional use application. Although the request is not a rezoning or conditional use application staff feels the enhancements should be provided as indicated by the applicant. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the clearing within the OS zoned are to allow the placement of the sanitary sewer line is appropriate. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 10, 2011) Mr. Joe White of White Daters and Associates was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 11