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HomeMy WebLinkAboutZ-4336-J Staff AnalysisFebruary 8, 1994 ITEM NO.: 4 FILE NO.: L -4336-J NAME: ARKANSAS CHILDREN'S HOSPITAL ENERGY BUILDING -- SITE PLAN REVIEW AND ABANDONMENT OF THE EASEMENTS LOCATED IN THE CLOSED RIGHTS-OF-WAY FOR WEST 11TH. STREET FROM SOUTH WOLFE TO SOUTH MARSHALL STREETS AND FOR WEST 9TH. STREET FROM SOUTH BATTERY TO SOUTH MARSHALL STREETS LOCATION: On the east side of Wolfe Street at S. 11th. Street, at 1101 S. Wolfe Street DEVELOPER: ENGINEER: ARKANSAS CHILDREN'S HOSPITAL J. RICHARD TAYLOR 800 S. Marshall St. BCCGBN Architects/Engineers Little Rock, AR 72202 303 W. Capitol Ave. 320-1100 Little Rock, AR 72201 376-6671 AREA: N/A NUMBRR OF LOTS: 1 FT. NEW STREET: 0 ZONING: 0-2 PROPOSED USES: Energy co -generation facility PLANNING DISTRICT: 8 CENSUS TRACT: 10 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: The applicant proposes to construct an "Energy Building" to house a gas powered turbine and generator to produce electrical energy for Arkansas Children's Hospital and the Arkansas Children's Hospital Research Institute. The Energy Building is proposed to be a two-story facility, with 13,360 square feet on the ground floor and 8,230 square feet on the second. Truck access drives and a truck access court, as well as parking facilities are proposed. Since the construction involves constructing the building over the previously abandoned right-of-way of West 11th. Street from S. Wolfe to S. Marshall Streets, the abandonment of the retained easements is proposed. During the current application process, the applicant also proposes the abandonment of the retained easement in W. 9th. Street from Battery to Marshall Streets. A. PROPOSAL/REQUEST: Review and approval by the Planning Commission is requested for the Energy Building site plan. The Energy Building is to contain a gas powered turbine and generator for production of electrical energy for the Arkansas Children's February 8, 1994 ITEM NO.: q Continued FILE p.; 2_4 36_J Hospital campus use. It is planned for waste heat from the turbine to be captured by a heat recovery steam generator and used to produce steam. The steam is then to be used to heat domestic hot water and used in an absorption type chiller to produce chilled water for air conditioning. The Energy Building is also to house offices for the boiler room staff and repair shops for the mechanical equipment. The proposed Energy Building is to be located on the ACH South Campus, directly north of the Research Institute building, directly west of the existing Laundry building, and east of and adjoining the previously approved Incinerator building. Some of the existing parking lot on Marshall Street will be taken for the building and the truck access drive, so modifications to the parking lot off Marshall Street is planned. Some of the existing parking lot on Wolfe Street, as well as the location of the existing construction offices, will be taken for the building and truck access court, so modification to the parking lot off Wolfe Street will be required. The applicant requests abandonment of the retained easements in both W. 11th. Street in the block where the proposed Energy building is to be located, and in W. 9th. Street, between Battery and Marshall Streets. B. EXISTING CONDITIONS: The site for the proposed Energy Building is located adjacent to the Arkansas Children's Hospital Laundry building to the east and the ACH South Campus Research Center building to the south. It abuts an existing parking lot to the north, with S. 11th. Street forming the west boundary. A portion of the proposed building will straddle what was W. 11th. Street and extend northward into a portion of the existing parking lot. The bulk of the proposed building south of the abandoned 11th. Street will be located in an area currently housing the Nabholz Construction Co. temporary field office building and an area used for construction equipment storage. The proposed building will abut to the east of and encompass a previously approved Incinerator building. This Incinerator building has not been constructed at this time, but is planned for construction as part of the Energy Building construction. C. ENGINEERING UTILITY COMMENTS: The City Engineering office reports no comments. Water Works indicates that there are no objections to the abandonment of the easements; however, because there are existing water mains and other water facilities in both 2 M February 8, 1994 ITEM NQ.: 4 n inued FILL NO.: Z -4336-J easements, these existing facilities will have to be relocated and replaced with comparable facilities at the developer's expense. The developer may request that the existing facilities be abandoned and be utilized by the applicant as private facilities after comparable facilities are in place. Wastewater Utility reports that there are no objections to the abandonment of the rights-of-way. All sewer mains located within the rights-of-way will become private sewer mains owned and operated by the applicant. Sewer service to the proposed building is available. Arkansas Power and Light Co. reports that there are existing overhead electrical facilities in the easements, and that either easements must be provided so AP&L can maintain service to customers being served, or arrangements must be made to relocate the services. Arkansas Louisiana Gas Co. reports that there are gas facilities in both easements, but ARKLA plans to move the facilities for the new construction. Southwestern Bell Telephone Co. reports that the easement will be required to be retained in W. 11th. Street, that there is a working cable which serves other customers in that easement. The Fire Department approved the site plan without comment. Neighborhoods and Planning Site Plan review advises that, where landscaping is deficient, landscaping should be upgraded where feasible. ISSUES LEGAL TECHNICAL DESIGN: The site is zoned 0-2; therefore, site plan review is required. A site plan which meets the ordinance requirements has not been submitted. The pian which has been submitted has no dimensions for the proposed building or from surrounding buildings and from property lines. No survey has been furnished. Parking lots and drives are not dimensioned. Fire Hydrants are not shown. No plan showing the location of landscaping has been furnished. The submittal, then, is deficient, and it has not been possible for staff to review the application properly. Arkansas Children's Hospital is growing and its facilities are spreading further and further into the surrounding neighborhoods and sites are being "filled-in" with new buildings. An overall development plan and a master development plan need to be furnished. February 8, 1994 ITEM NO.. 9 Continued FILE NO.: Z-4336--1 E. ANALYSIS: If a properly dimensioned plan and a survey are furnished, and the plan contains the required information, there is probably no reason to deny the application for the Energy Building. There does not appear to be a problem with access or parking, or with the proximity to other buildings. If Arkansas Children's Hospital can get the concurrence of the utility companies to abandon the street easements, then the project may proceed. F. STAFF RECOMMENDATIONS: Staff recommends approval of the request, subject to the approval of the utility companies to abandon the easements and to the applicant furnishing the required survey and properly dimensioned and designated site plan. SUBDIVISION COMMITTEE COMMENT: (JANUARY 20, 1994) Mr. Richard Taylor, project architect, was present. Staff presented the item and reviewed the discussion outline comments with Mr. Taylor. The Committee reviewed the plans and the staff comments with Mr. Taylor. Mr. Taylor indicated that he would Provide staff with the needed plans and information as rioted in the discussion outline. He added that each of the utility companies had been involved in meetings on the plans to close the easements and construct the proposed co -generation facility, and that arrangements with each of the utilities were progressing to gain their support and approval. After the brief discussion and review, the Committee forwarded the item to the Commission for final action on the request. PLANNING COMMISSION ACTION: (FEBRUARY 8, 1994) Staff reported that a site plan and survey which meet the Ordinance requirements have been submitted and reviewed. There are no deficiencies in the submittals, staff related, and approval of the site plan was recommended, subject to the applicant obtaining all required approvals from the utility companies which have easements in the abandoned street rights-of-way. The item was included in the Consent Agenda, and was approved with the vote of 9 ayes, no nays, one open position, no abstentions, and one open position. 4