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HomeMy WebLinkAboutZ-3632-C Staff AnalysisOctober 3, 1995 ITEM NO.: 11 FILE NO.: Z -3632-C NAME: ARKANSAS HEART HOSPITAL -- ZONING SITE PLAN REVIEW LOCATION: At the northeast corner of S. Shackleford Rd. and I-430 DEVELOPER: ENGINEER: 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 REODESTED: 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. STATEMENT 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. October 3s 1995 ITEM lI(Cont.)FILE Z- 2 - 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 Koger 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. PROPOSAW REOQEST: 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. EXISTINQ COMIMIONS: 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 Koger Center entrance drive, and falling off to the south, east, and north, from that point. 2 October 3,, 1995 ITEM NO,: 11 (Cont.) FILE NO.: Z -3632-C 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 Shackleford Rd., is a large 0-3 tract which is the location of the Koger 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. ENGINEERINGIUTILITY COMMENTS: 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. 3 October 3,,1995 ITEM NO.,• 11 (Cont. FILE N Z-3632- The - 6 2 - 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 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. ISSUESjLEGAL/TECHNiCAL/DESIGN: Sec. 36-127 requires site plan among other districts, the 0-2 after the rezoning of the 3.16 will be entirely an 0-2 tract; required. T eview for development in, zoning district. The site, acre tract from 0-3 to 0-2, thus, site plan review is 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.11 4 October 3,, 1995 ITEM NO.: 11 Cont. FILE NO.: Z -3632-C 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 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 Roger 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 northea-st 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. 5 October 3„ 1995 ITEM 11 FILE 7- 2-C 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. SUBDIVISION 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. r FILE NO.: Z-36 2-C NAME: ARKANSAS HEART HOSPITAL ZONING SITE PLAN REVIEW LOCATION: At the northeast corner of S. Shackleford Rd. and I-430 DEVELOPER- ENGI_NEEE: 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 L T : 1 FT. NEW STREET: 0 ZONING: 0-2 & 0-3 PROPOSED : Hospital and Professional Offices PLANNING DISTRIC : 11 CENSUS TRACT: 24.04 VARIANCES REQUESTED: 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. STATEMENT 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 Koger 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. PROPOSAL/REQUEST: 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 2 FILE N!2.,. Z -3632-r- (Cont.) - 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/CTILITY-CgMMFNT 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 91 FILE O. '-3632-C rCQn 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. ISSDESILEGALITECHNICALIDESIGN: 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 4 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. E SUBDIVISION COMMITTEE MME T: (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. PLANNING 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. 6