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HomeMy WebLinkAboutZ-3371-GG Staff AnalysisJuly 14, 2011 ITEM NO.: 1 NAME: Baptist School of Nursing Zoning Site Plan Review LOCATION: Located at 11900 Colonel Glenn Road DEVELOPER: Baptist Health 9601 Interstate 630 Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 3.9 acres CURRENT ZONING: PLANNING DISTRICT: NSUS TRACT NUMBER OF LOTS: 1 C-2, Shopping Center District 11-1-430 24.04 FILE NO.: Z -3371-G FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: 1. A five year deferral of the required street improvements to South Bowman Road 2. A two year deferral of the required paving and landscaping for the new parking lot BACKGROUND: On December 4, 2003, the Little Rock Planning Commission approved a request for a zoning site plan review for this 3.637 acre C-2 zoned tract. The applicant had recently acquired the site with intention of expanding their parking lot to serve the school facility. The approval would allow 256 parking spaces which were connected to the existing campus by a driveway to the south, which aligned with a main campus driveway connecting to Colonel Glenn Road. The existing parking would be redesigned to add appropriate handicapped spaces since the topography of the new site could not provide the additional required handicapped spaces. The proposal also included a driveway location on Bowman Road. July 14, 2011 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: Z -3371 -GG A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: A zoning site plan review is requested to allow for the development of a 421 -space parking lot on this vacant, C-3 zoned 3.6 acre tract. The parking lot is to serve the Baptist Nursing School located adjacent to the south. A portion of the existing school parking lot is proposed for rezoning to C-3 (June 30 Planning Commission agenda). That portion of the site contains 143 parking spaces. Access to the new parking lot will be through the existing school site. The applicant is requesting a deferral of the requirement to construct improvements to Bowman Road for a period of five (5) years or until adjacent development and a two (2) year deferral of the requirement to pave and landscape the new parking lot. B. EXISTING CONDITIONS: The site is vacant and tree covered. The area to the south is the campus of the Baptist School of Nursing. The area to the west is a large mobile home park and the area to the east is vacant. To the north is also predominately vacant land with a scattering of homes on acreage adjacent to Bowman Road. South of site, across Colonel Glenn Road is a newly developing commercial center with an automobile dealership, a movie theater and a fast food restaurant soon to be constructed. Southwest of the site, adjacent to Colonel Glenn Road is a POD zoned site which has developed as an office/showroom/warehouse development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvements to Bowman Road including 5 -foot sidewalks with the planned development. The new back of curb should be located 29.5 feet from centerline. K July 14, 2011 SUBDIVISION ITEM NO.: 1 (Cont. FILE NO.: Z -3371 -GG 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 4. A grading permit in accordance with Section 29-186 (c) and (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. 5. A Sketch Grading and Drainage Plan will be required per Section 29-186 (e). 6. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 9. Show pedestrian access through and from the new parking lot to the Baptist Health Building. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Enerav: 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 this site to determine whether additional public 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 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. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of 3 July 14, 2011 SUBDIVISION ITEM NO.: 1 (Cont_ FILE NO.: Z -3371 -GG meter connection (s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of the 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 requires that upon the 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) 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 Department: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning street buffer ordinance requires an average fifteen (15) foot street buffer along Bowman Road and along Colonel Glenn Plaza Drive and in no case to be less than nine (9) foot in width. It appears this curb line can be pulled back closer on the property without compromising vehicular circulation. 3. The zoning street buffer ordinance requires an average twenty (20) foot street buffer along Colonel Glenn Road and in no case to be less than nine (9) foot in width. This area appears to meet the minimal street buffer average. 4. The landscape ordinance requires a nine (9) foot perimeter landscape strip around the sites entirety. Currently, this site is deficient along the eastern 0 July 14, 2011 .qI IRnwiSInN ITEM NO.: 1 (Cont. FILE NO.: Z -3371 -GG perimeter of the site. A variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 5. It appears the dumpster is being proposed within the nine (9) foot wide perimeter landscape strip. The dumpster should sufficiently be located within the property allowing for a minimum of nine (9) foot clearance for the perimeter landscaping strip. 6. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 150 square feet in area. 7. It appears some of the parking spaces can be eliminated increasing the street buffer in two (2) locations. 8. An automatic irrigation system to water landscaped areas will be required. 9. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan 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. SUBDIVISION COMMITTEE COMMENT: (June 23, 2011) The applicant was present. Staff presented the item and noted little additional information was needed. The applicant was asked to indicate on the school's site plan how the portion of the site that is to be "cut out" would affect the existing parking lot and circulation. Staff stated they could not support a two-year deferral of the paving and landscaping of the new parking lot but they could support a one year deferral. Public Works and Landscape comments were discussed. Staff requested a sketch grading and drainage plan. The applicant was advised to show pedestrian access through and from the new parking lot to the building. It was noted that there appeared to be deficiencies in some of the proposed landscape areas. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 5 July 14, 2011 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: Z -3371 -GG H. ANALYSIS: The applicant submitted a revised site plan and responses to the issues raised at Subdivision Committee. A sketch grading and drainage plan was submitted. The plan shows a street buffer ranging in width from thirty-eight (38) feet to forty-six (46) feet. The perimeter landscape strips are shown at nine (9) feet and a plan note states all interior landscape islands must have a minimum of three -hundred (300) square feet. A five (5) foot wide sidewalk provides access through the new parking lot, to the school building. All site lighting will be low-level and directional, directed away from any residential properties. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the application subject to compliance with the comments and conditions outlined in Sections D, E and F of the agenda staff report. Staff recommends approval of the requested deferral of required street improvements to Bowman Road for a period of five (5) years or until adjacent development occurs, whichever occurs first. Staff recommends approval of a deferral of the paving and landscaping requirements for the new parking lot for a period of one (1) year. PLANNING COMMISSION ACTION: (JULY 14, 2011) The applicant was present. There were no 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 by a vote of 10 ayes, 0 noes and 1 absent. C