HomeMy WebLinkAboutZ-3632-B Staff Analysis`October 3, 1995
ITEM NO.: 1 Z -3632-B
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
J. Paulette, Incorporated
James Robinson, Medcath of
Little Rock
1405 South Shackleford
Rezone from 0-3 to 0-2
Combine with adjacent property
as future hospital site
3.16± acres
Single -Family Residence
SURROUNDING LAND USE AND ZONING
North - Vacant, zoned 0-2
South - Vacant Office Building, zoned 0-2
East - I-430 right-of-way and a narrow strip of vacant
property, zoned 0-3
West - Office Park -Development, zoned 0-3
ENGINEERING COMMENTS
Shackleford Road is classified as a minor arterial and is to
be 60 feet wide with 90 feet of right-of-way. The entrance
drive to the planned hospital will require a deceleration
lane with additional 12 feet right-of-way. Traffic
Engineering recommends that the service drive be increased
to a 36 foot commercial drive with sidewalks. AHTD approval
of work within their controlled access will be needed.
Kaufman Road exists to the east and is an unimproved public
street. Provide dedication of 25 feet from centerline and
improve the frontage to residential street standards with
sidewalk. Since this site does not plan a continuation of
Kaufman Road provide dedication of 1/2 of residential cul-
de-sac and construct the portion adjacent to site.
Stormwater detention analysis is required. Sidewalks and
driveways shall conform to ordinances.
Provide grading plans for approval and obtain permit prior
to starting work.
October 3, 1995
ITEM O.: I Z -3632-B (Cont.)
LAND USE ELEMENT
The site is located in the I-430 District. The adopted Land
Use Plan recommends Office use. The request is consistent
with the Plan.
STAFF ANALY$I
The request before the Commission is to rezone this 3.16±
acre tract from 0-3 to -0-2. Once rezoned, this tract will
be combined with the 8.8± acre tract to the south and
developed as the Arkansas Heart Hospital. An 0-2 site plan
review for the entire 12± acre site is Item No. it on this
agenda (Z -3632-C).
This property is part of a larger office node located along
either side of Shackleford Road, north of I-430. All
abutting property is zoned either 0-2 or 0-3. The large
Koger Center Office Park is across Shackleford Road to the
west.
The I-430 District Land Use Plan recommends Office for this
site. The 0-2 rezoning request is consistent with the Plan.
Staff is supportive of the rezoning request.
STAFF RECOMMENDATION
Staff recommends approval of the 0-2 rezoning request.
PLANNING COMMISSION ACTION:
(OCTOBER 3, 1995)
The applicant was present. There were no objectors present.
Staff presented the item and informed the Commission that
there were no outstanding issues. The Commission was
informed that the applicant would be requesting a waiver of
right-of-way dedication from the Board of Directors.
The item was placed on the Consent Agenda and recommended
for approval by a vote of 9 ayes, 0 noes and 2 absent.
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FILE NO.: 73-1632-C
NAME: ARKANSAS HEART HOSPITAL -- ZONING SITE PLAN REVIEW
LOCATION: At the northeast corner of S. Shackleford Rd. and I-430
DEVELOPER:
ENNQINEER:
Jay Robinson
MEDCATH OF LITTLE ROCK, LLC HENNINGSON, DURHAM, & RICHARDSON
7621 Little Ave., Suite 106 12700 Hillcrest Rd., Suite 125
Charlotte, NC 28226 Dallas, TX 75230
(704) 541-3228 (214) 960-4000
AREA: 11.97 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: 0-2 & 0-3 PROPOSED USES: Hospital and
Professional Offices
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCES RE UE TED•
1. waiver from the requirement to dedicate right-of-way and
construct a sidewalk and half street improvements with a
turn -around device for Kaufman Rd.
2. Waiver from the requirement to construct a deceleration
lane along Shackleford Rd. at the main entry drive.
TATEMENT OF PROPOSAL:
Development is proposed of an 11.97 acre tract to include
construction of a 160,000 square foot, 120 -bed, hospital, a
68,000 square foot professional office building, the use of an
existing 9,500 square foot office building, 1600 feet of entry
and service drives, parking facilities for 391 vehicles, a
helipad, and covered ambulance and patient "drop-off" areas.
Provision for an 8000 square foot ground level building expansion
between the hospital and professional office building is made.
The 160,000 square foot hospital includes three 40,000 square
foot floors of patient and administration areas, plus a partially
open, full basement level. The 68,000 square foot professional
office building includes three 17,000 square foot floors of
offices, plus a parking garage level below grade. The existing
9,500 square foot building is a two-story building which will be
used for administrative and support offices.
The applicant indicates that Kaufman Rd., a partially dedicated
and partially constructed residential street which extends south
from Kanis Rd. to the boundary of the tract, is located on
property that is already zoned 0-3, and that development of the
land which lies north of the subject tract, northward to Kanis
Rd., will most assuredly not develop as residential uses. The
undeveloped portion of Kaufman Rd. which abuts the subject tract
does not serve any existing development, and, most likely, will
not be useful or developed as a street in the area abutting the
subject property. The applicant, then, requests a waiver of the
requirement to dedicate right-of-way and provide street and
sidewalk improvements for Kaufman Rd. along the northeast
boundary of the tract.
The applicant indicates that, both because of their providing two
entrances to the site (a service drive for access to the
professional office buildings and for staff access to the three
facilities, as well as the main entrance drive to the hospital)
which will impose a reduced traffic load on the main entrance
drive, and because other major developments in the area (e.g.,
the roger Center, located directly across Shackleford Rd. from
the Hospital entrance), do not have deceleration lanes, the
applicant requests a waiver from the Traffic Engineer's
requirement to construct a deceleration lane along the
Shackleford Rd. frontage of the site at the main entry drive.
A. PR POSAL RE VEST:
Planning Commission approval of a site plan is requested.
Planning Commission review and Board of Directors approval
of two waivers is requested: 1) A waiver from the
requirement to dedicate right-of-way and construct a
sidewalks and half street improvements with a turn -around
device for Kaufman Rd.; and 2) A waiver from the requirement
to construct a deceleration lane along Shackleford Rd. at
the main entry drive.
B. EXISTING CONDITIONS:
The site is, primarily, undeveloped, with heavy woods
covering most of the tract. There is, however, an existing
two-story, stone and rough -sawn siding building located
along the east boundary of the tract, with a service drive
running from Shackleford Rd. to the building and its parking
lot. There is approximately a 60 foot grade differential on
the tract, with the high point of the ground being located
immediately behind the curb across from the main Roger
Center entrance drive, and falling off to the south, east,
and north, from that point.
The northern -most 3.16 acres of the tract is zoned 0-3; but,
an application to rezone this portion of the tact to 0-2 is
being heard as a separate item (Item 1) on the October 3,
1995, Planning Commission agenda. The remainder of the
site, the southern two-thirds of the site, is zoned 0-2. To
the south and east is I-430. To the west, across
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FILE NO.: Z-36 2-C Con J
Shackleford Rd., is a large 0-3 tract which is the location
of the Roger Center. To the north, abutting the tract, is
0-2 and 0-3 zoned land. Kaufman Rd. extends southward from
Kanis Rd. to the northeast boundary of the tract. It is a
residential street, serving six or seven residences and a
cemetery, which are located along the existing improved
section of Kaufman Rd. north of the subject tract. Kaufman
Rd. is unimproved in the area abutting the subject tract,
and this unimproved section does not provide access to any
existing uses.
C. ENGINEERING/UTILITY COMMENT
Public Works comments:
Shackleford Rd. is classified as a minor arterial, and
is to be 60 feet wide with 90 feet of right-of-way.
The entrance drive to the hospital will require a
deceleration lane with additional 12 feet of right-of-
way.
Traffic Engineering recommends that the service drive
along the south and east boundary of the site be
increased to a 36 foot commercial drive standard, with
sidewalks.
AHTD approval of work within their controlled access
will be needed.
Kaufman Rd. exists to the east, is an unimproved public
street, and is a boundary street to this project.
Provide dedication of 30 feet from centerline and
improve the frontage to commercial street standards
with a sidewalk. Since this site does not plan a
continuation of Kaufman Rd., provide dedication of one-
half of a cul-de-sac and construct the portion adjacent
to the site.
Sidewalks and driveways shall conform to Ordinance
standards.
Stormwater detention analysis is required.
Provide grading plans for approval and obtain permit
prior to starting work.
The address for the hospital will be 1601 S. Shackle -
ford Rd.; the proposed professional building will be
1615 S. Shackleford Rd.; the existing building will
remain 1701 S. Shackleford Rd.
Water Works comments that there is an existing public water
line crossing this property that can be utilized for water
service; that it is not clear, however, whether the
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placement of the Professional Office Building conflicts with
this existing line. The Water Works will locate this line
for the developer. If necessary, the building should be
adjusted slightly to avoid this water line.
Wastewater Utility comments that a sewer main extension,
with easements, will be required.
Arkansas Power and Light Co. comments that they have
existing overhead and underground facilities located on the
site which are not shown. There is an existing 3 phase
overhead line running east and west approximately 230 feet
south of the north property line, and an existing 3 phase
underground facility running from this overhead line south
along the east property line, east of the existing building.
The developer will be responsible for relocating any
facilities which will require relocation, and providing any
needed easements for service to the site.
Arkansas Louisiana Gas Co. approved the submittal.
Southwestern Bell Telephone Co. approved the submittal.
The Fire Department commented that access to the site is
acceptable, but that fire hydrants must be located on the
site as required.
The Neighborhoods and Planning Site Review Specialist
comments that the site plan meets or exceeds the Landscape
Ordinance requirements.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
Sec. 36-127 requires site plan review for development in,
among other districts, the 0-2 zoning district. The site,
after the rezoning of the 3.16 acre tract from 0-3 to 0-2,
will be entirely an 0-2 tract; thus, site plan review is
required.
Sec. 31-201.h states that: "Whenever a proposed
(development) abuts a partially dedicated or constructed
public street, the developer shall provide the minimum of
one-half of the required improvements and right-of-way."
Kaufman Rd. is a "partially dedicated or constructed public
street" which abuts the site; therefore, the dedication of
the required right-of-way and the construction of the
required sidewalk and street improvements is required by the
Ordinance.
Sec. 361-502 requires parking to be provided as follows:
for hospitals, 1 space for each bed; for business and
professional offices uses, one space for each 400 square
feet of gross floor area for the first 10,000 square feet of
floor area, then for areas between 10,001 and 20,000 square
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feet, 95% of this requirement, for areas 20,001 to 30,000
square feet, 90% of the basic requirement, for areas 30,001
to 40,000 square feet, 85% of the basic requirement, for
areas 40,001 and above, 80% of the basic requirement. In
this case, then, the hospital will require spaces for 120
vehicles (It is a 120 -bed facility.), the 51,000 square foot
medical office building (68,000 square feet total, less the
below -grade parking garage) will require 115 spaces, and the
existing 9,500 square foot office building will require 24
spaces. The total required parking spaces is 256; 391
spaces are provided.
E. ANALYSIS•
The applicant has indicated that the developer will comply
with Neighborhoods and Planning and Public works
requirements for site plan development, except that waivers
from compliance with two of the requirements of the
Ordinances are being requested. The applicant has located
the main entry drive directly opposite the main entry drive
for the Koger Center, as they wished it to be located and as
Public Works required. A center median, similar to the
Koger Center entry median, will be added. Parking for 391
vehicles has been provided, which is more than is required
by the Ordinance. The site plan meets the City's
Landscaping requirements. There are, then, only the issues
regarding the waivers to be addressed.
Staff notes that the acreage north of the subject tract is
zoned 0-2 and 0-3, and that this area will undoubtedly
develop in large tract office developments. The extension
of Kaufman Rd. along the northeast boundary line of the
subject tract, terminating in a cul-de-sac, is unnecessary;
it is not needed for access to this or abutting tracts.
Public Works notes that a deceleration lane is required
between a minor arterial street and a collector street; that
the main entry drive is to be built to collector standards;
therefore, the deceleration lane is required.
F. STAFF RECOMMENDATIONS:
Staff recommends approval of the site plan.
Staff recommends approval of the requested waiver of the
requirement to dedicate right-of-way and construct
improvements for Kaufman Rd.
The Public Works staff recommends denial of the requested
waiver of the requirement to provide a deceleration lane
along Shackleford Rd.
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FILE No.: Z-3632- (Cont-)
SIIBDIVISION COMMITTEE COMMENT: (AUGUST 31, 1995)
Mr. Gene Lewis, with Lewis Realty & Associates, was present.
Staff explained that the site plan review would be heard at the
October 3, 1995 Rezoning Hearing, along with the rezoning
request, in lieu of at the normal Subdivision Hearing of
September 19th. Staff outlined the proposed development, but
indicated that, because it was so early in the schedule, there
was little review information available. Mr. Lewis responded
that the architectural firm for the project had met with staff,
and would be following up with staff in the weeks ahead. He
reported that the architects were aware of the Traffic
Engineering concerns, and would be addressing these concerns.
David Scherer, with the Public Works staff, commented that there
is a partially dedicated public street at the northeast corner of
the tract, Kaufman Rd., and that this street, since it is a
boundary street, would have to be addressed; that either half
street standards would have to be observed, or a waiver would
have to be granted by the Board of Directors. The Committee
forwarded the item to the full Commission for the public hearing.-
PLANNTNg COMMISSION ACTION: (OCTOBER 3, 1995)
Staff reported that the applicant had complied with all
requirements, so that there are no outstanding issues involving
the site plan. Staff reported, though, that the applicant would
be seeking approval from the Board of Directors of a waiver of
additional right-of-way dedication and street improvements to
Shackleford Rd., a waiver of right-of-way dedication and street
and sidewalk improvements to Kaufman Rd., and, possibly, a waiver
of the Public Works requirement for construction of the internal
service drive to commercial street standards. Staff recommended
approval of the site plan, subject to the applicant either
complying with the Public works requirements, or a waiver of the
requirements being approved by the Board of Directors. The item
was included on the Consent Agenda for Approval, and the site
plan was approved with the vote of 9 ayes, 0 nays, 0 abstentions,
and 2 absent.
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