Loading...
HomeMy WebLinkAboutZ-3632-D Staff AnalysisApril 12, 2007 ITEM NO.: 6 FILE NO.: Z -3632-D NAME: Arkansas Heart Hospital Zoning Site Plan Review LOCATION: Located at 1701 South Shackleford Road DEVELOPER: Arkansas Heart Hospital — Charlie Smith 1701 South Shackleford Road Little Rock, AR 72211 ENGINEER: McClelland Engineers 900 W. Markham Street P.O. Box 34087 Little Rock, AR 72201 ARCHITECT: Wittenberg, Delony and Davidson, Inc. 400 West Capitol Avenue, Suite 1800 Little Rock, AR 72201 AREA: 12.02 acres CURRENT ZONING NUMBER OF LOTS: 1 FT. NEW STREET. 0 LF 0-2, Office and Institutional District PLANNING DISTRICT: 11-1-430 CENSUS TRACT: 24.04 VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On October 3, 1995, the Little Rock Planning Commission approved a Zoning Site Plan Review for the development of this 11.97 acre tract to include construction of a 160,000 square foot, 120 -bed hospital, a three story 68,000 square foot professional office building, the use of an existing 9,500 square foot office building and parking for 391 vehicles. Provisions were made for an 8,000 square foot ground level building expansion between the hospital and professional office building. The three story April 12, 2007 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -3632-D professional office building and 8,000 square foot expansion between the hospital and professional office building were not constructed and are located within the area proposed for the current application as a parking deck. Ordinance No. 17,000 adopted by the Little Rock Board of Directors on November 7, 1995, amended Chapter 31 of the Code of Ordinances of the City of Little Rock, providing for a deferral of the requirement to dedicate additional right of way and to provide street and sidewalk improvements for Kaufman Road for the Arkansas Heart Hospital. Subsection (a) of the ordinance states: "That, pursuant to Section 31-201.h, which provides that, when a proposed development abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one-half of the required right of way and improvements, the requirements for one-half of the required right of way and improvements for Kaufman Road be deferred until the abutting section of Kaufman Road extending to Kanis Road is constructed, or is needed for access to abutting property. " A. PROPOSAUREQUEST: The applicant is seeking zoning site plan review approval for a parking deck to be located along the southern end of the existing building. The parking structure is necessary to alleviate occasional shortages of parking that currently occur at the hospital site. It is also to provide additional parking should the hospital remodel interior spaces providing additional services placing additional demand on parking. The parking structure will be owned by the hospital. Preliminary estimates for construction cost have indicated that pre -cast structural concrete will be the primary building material for the parking structure. There is also the possibility that cast in place concrete or structural steel will be used to construct the parking deck. Regardless of the structural components utilized, the parking structure will be constructed of noncombustible materials and will meet all applicable local, state and national codes for construction of this type. It is the intention of the hospital to construct a parking structure that will be visually harmonious with the existing Arkansas Heart Hospital. The proposed parking structure will house 82 parking spaces at the upper level. These spaces will be open to the sky. The lower level will house 46 parking spaces and will also contain some enclosed space for storage and possibly outpatient functions. Another scenario has the entire lower level as being parking which would result in approximately 80 covered parking spaces at the lover level instead of the 46 presently proposed. The resulting net addition to the parking totals at the Arkansas Heart Hospital would be either approximately 120 or 160 (some of the existing surface parking spaces would be utilized as entranceways to the parking structure thus resulting in a net increase in parking fewer than the gross number of parking spaces added in the structure). Due to the natural terrain at the site, it will be possible to enter both levels of the parking 2 April 12, 2007 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -3632-D structure from grade. There will be no vehicular interconnection between the two levels of the parking structure. The excavation of an existing mound of earth will be required in order to execute the construction of the parking structure. At the highest point, this mound of earth is approximately 14 -feet above the proposed lower floor level of the parking structure. B. EXISTING CONDITIONS: The area contains a number of zoning classifications and uses. To the east is an area zoned 0-3, General Office District and is currently being used as single- family residential homes. This area is accessed from Kaufman Road which is a narrow unimproved road. The area to the south is the Shackleford Road exit ramp from 1-430. To the north there are office uses and two hotels. To the west there are also office uses and an automobile dealership. In the immediate area there are a number of commercial uses including a donut shop, restaurants and a convenience store with gas pumps. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Sandpiper Property Owners Association, the John Barrow Neighborhood Association and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Enter : No comment received. Center -Point Ener : Approved as submitted. AT & T: No comment received. 3 April 12, 2007 SUBDIVISION ITEM NO.: 6 (Cont. F G FILE NO.: Z -3632-D Central Arkansas Water: Relocation of a portion of the existing private fire service and a private fire hydrant may be required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Please submit four copies of the plans for modification of the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for extension of the fire service to this facility. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer will be required. Fire Department; Additional fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning,: No comment. CATH: The site is located near CATA Bus Route #3 — the Baptist Medical Center Route. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City's landscape and buffer ordinance is required. 2. Landscaping may be required in conjunction with any new onsite parking. 3. Any/all landscaping on the site must be viable, in good condition, or be replaced. 4. Any required onsite fencing or dumpster enclosures are to be in good condition or repaired. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) Mr. Ed Peek was present representing the request. Staff presented an overview of the proposed development stating there were few outstanding technical issues 4 April 12, 2007 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -3632-D associated with the request. Staff stated a previous ordinance allowed a waiver of the required street construction to Kaufman Road until abutting development occurred or until the street was needed to access Kanis Road. Staff stated any landscaping which was not viable and in good condition should be replaced. Staff also stated landscaping may be required in conjunction with any new onsite parking areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no remaining technical issues associated with the request from the March 22, 2007, Subdivision Committee meeting. The applicant has indicated the construction of a two level parking deck on the site adjacent to the existing southern facade of the Heart Hospital. An existing mound of earth will be excavated in order to execute the construction of the parking structure. At the highest point, the mound of earth is approximately 14 -feet above the proposed lower floor level of the parking structure. Due to the natural terrain of the site it will be possible to enter both levels of the parking structure from grade. There will be no vehicular interconnection between the two levels of the parking structure. From Shackleford Road the structure will appear to be single story surface parking. When viewed from the eastern perimeter the deck will be a two story structure. The proposed parking structure will house 82 parking spaces at the upper level which will be open to the sky. The lower level will house 46 parking spaces and will also contain some enclosed space for storage and possibly outpatient functions. The applicant has indicated it is possible the entire lower level will be constructed as parking which would result in approximately 80 covered parking spaces at the lower level instead of the 46 presently proposed. The resulting net addition to the parking totals at the Arkansas Heart Hospital would be either 120 or 160 spaces. Some of the existing surface parking spaces will be utilized as entranceways to the parking structure thus resulting in a net increase in parking fewer than the gross number of parking spaces added in the structure. Typically, the required parking spaces for a hospital is one space for every one bed. There are 360 existing parking spaces and an additional 129 spaces are being proposed. According to the applicant, the additional parking is necessary to alleviate occasional shortages of parking and to provide additional parking should the hospital remodel interior spaces to provide additional services which would in -turn place an additional demand on the existing parking. The indicated parking is more than adequate to meet the typical minimum ordinance requirements for a hospital. 5 April 12, 2007 SUBDIVISION ITEM NO.: 6 (Cont, FILE NO.: Z -3632-D According to the applicant, preliminary estimates for construction cost have indicated that pre -cast structural concrete will be the primary building material for the parking structure. There is also the possibility that cast in place concrete or structural steel will be used to construct the parking deck. Regardless of the structural components utilized, the parking structure will be constructed of noncombustible materials and will meet all applicable local, state and national codes for construction of this type. It is the intention of the hospital to construct a parking structure that will be visually harmonious with the existing Arkansas Heart Hospital. No signage other than directional signage is proposed for the parking deck. Staff is supportive of the request. The request is a zoning site plan review for the placement of a parking deck on this 0-2, Office and Institutional zoned site. The deck is proposed along the southern facade of the existing building and has been placed with adequate setbacks to meet the typical minimum setbacks per the Zoning Ordinance. According to the applicant, the additional parking is necessary to alleviate the occasional parking shortage on the site. The applicant has also indicated a possibility for future renovations to add additional services to the existing facility which may generate an additional parking demand. To staff's knowledge there are no remaining technical issues associated with the request. Staff does not feel the placement of the parking deck as proposed will have a significant impact on the site or adjoining properties. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (APRIL 12, 2007) The applicant was present. 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 above agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. E