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HomeMy WebLinkAboutZ-4336-O Staff AnalysisMarch 25, 1996 A File No . : Owngr : Ad re Description: Zoned: Variance Requested: •Tustification: Presentse of Pro ert : Pro ❑sed Use of Pro ert ; Staff Report: A. Public w rk Comments: Z -4336-N Arkansas Children's Hospital 2000 West 9th Street Described as Block 5 and part of Block 4, Marshall and Wolf's Addition and part of Block 4 and 5, Faust's Addition, Little Rock, Pulaski County, Arkansas and closed Summit Street. R-3, R-4 and R-5 A variance is requested from the location of off-street parking provisions of Section 36-507 to permit construction of a hospital parking lot on residentially zoned property. The hospital property is zoned 0-2. There is a great need for additional parking due to the facility being expanding. Use of this residential property for hospital parking requires Board of Adjustment approval. Vacant property Parking lot Dedicate right-of-way for the intersection radius at Schiller Street and Battery Street.' Widen Maryland to commercial street standards with sidewalk and handicap ramps. Construct half street improvements on Schiller Street with sidewalk and dedicate adequate right-of-way to provide for 1/2 of a turn around device to be constructed at the terminus of Schiller Street. The corner turn radius at Schiller shall be reconstructed with street widening to 25 foot radius. Stormwater Detention analysis will be required. AHTD permits for any construction or drainage discharge onto AHTD right-of-way. Remove street intersection of closed Summit Street and repair sidewalks on March 25, 1996 Item No.: A (Cont.) Marshall to Battery Street. Use former Summit Street for entrance - per Traffic Engineering. B. Staff An l i : Arkansas Children's Hospital is proposing to construct a 275 space parking lot on the block bounded by Summit Street, Schiller Street, West 9th Street and I-630. The property is vacant and is zoned R-3, R-4 and R-5. The base zoning for the hospital campus is 0-2. Section 36-507 requires detached parking facilities or satellite parking lots to be located on property which is zoned to allow the principal use which the parking is to serve or they must be approved by the Board of Adjustment. The proposed parking lot is located in an area of mixed zoning and uses ranging from single family homes to other hospital facilities and parking lots. The block adjacent to the east is zoned office and contains an existing hospital parking lot. I-630 borders the property on the north. The block across Schiller Street to the west is zoned R-3, R-4 and PRD and contains four single family homes and the Dorcas House Shelter. Four single family homes are located across West 9th Street to the south; two of which are vacant and boarded up. Should the parking lot be approved, attention must be given to properly screening and landscaping the site to protect the residential properties to the south and west. A portion of the site is enclosed by a barbed wire topped security fence. This may be related to the fact that the site is being used as a storage lot by a contractor working on a hospital expansion project. If it is the applicant's intent -to enclosed the site with a barbed wire topped security fence, permission must be obtained through the Building Codes Division of the Department of Neighborhoods and Planning. As Children's Hospital continues to expand, the need for parking does as well. The hospital now has surface parking lots located up to 4 blocks from the main building. This proposed parking lot is located 1 block west of the main building and is adjacent to an existing parking lot. With attention given to properly screening and landscaping the lot to protect nearby residential properties, staff believes the request to be reasonable and supports the requested variance. C. 5tqff Recommendation: Staff recommends approval of the requested variance to allow for the construction of a hospital parking lot on residentially zoned property subject to the following conditions: 2 March 25, 1996 Item A(Cont—) 1. The parking lot is to be constructed in compliance with the City's Landscape and Buffer Ordinances. 2. Compliance with the Public Works Comments 3. All lighting is to be low-level and directional, aimed away from nearby residential properties. 4. If the parking lot is to be enclosed by a barbed wire topped security fence, permission must be obtained through the Building Codes Division of the Department of Neighborhoods and Planning. BOARD OF ADJUSTMENT (FEBRUARY 26, 1996) The applicant was not present. There were no objectors present. Staff informed the Board that the applicant had failed to mail the required notices and that the item needed to be deferred. A motion was made to defer the item to the March 25, 1996 Board meeting. The motion was approved by a vote of 7 ayes, 0 noes and 2 absent. BOARD OF ADJUSTMENT: (MARCH 25, 1996) Jim Summerlin was present representing Arkansas Children's Hospital. There was one interested neighborhood resident present. Staff presented the item and a recommendation of approval, with conditions. The Board was informed that the required notices had been sent and that Mr. Summerlin had submitted a revised site plan which addressed some issues raised by Public Works. Mr. Summerlin stated that he agreed with Staff's recommendation. He pointed out that there would be no barbed wire on the fence and that the hospital may request a waiver of the requirement to build a cul-de-sac on Schiller Street. Mr. Summerlin stated that he was aware that such a waiver could only be granted by the Board of Directors. Cliff Riggs, Vice -President of the Central High Neighborhood Association addressed the Board. He stated that he was present to monitor activity of Children's Hospital. Mr. Riggs stated that the association was concerned about the loss of housing stock in the neighborhood. He also stated that the Association was not opposed to the proposed parking lot. A motion was made to approve the requested compliance with the conditions outlined in recommendation. The motion was approved by 0 noes, 1 absent and 1 open position. 3 variance subject to the staff a vote of 7 ayes, February 20, 1997 SUBDIVISION ITEM NO.: 19 Cont.)FILE NO.: Z-4336-0 D. ANALYSIS: The site plan submitted has received a thorough review by Building Code staff and the Landscape Review staff. There are some code requirements to follow-up on but the plan is in good condition. Parking is not an issue since the hospital owns several blocks of parking across Marshall Street. The application includes the potential for addition of several floors at some future date, but one floor is all that is currently required. A maximum of four floors is to be authorized. E. STAFF RECOMMENDATION: APPROVAL of the site plan subject to conformance to Public Works conditions, Building Codes and Fire Department. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) This item was permitted to be filed for the February 20 agenda due to schedule conflicts and commitments of the hospital. Staff has required Mr. Ron Tabor, the applicants' agent, to perform notice to adjacent owners; gain approval of utilities; Fire Department approval and Public Works. Staff has requested that Mr. Tabor provide the comments of these agencies prior to the public hearing. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff gave a brief comment and update on this item indicating that it was appropriate for placement on the Consent Agenda in as much as there were no remaining issues to be resolved. After a brief discussion, it was determined to be appropriate to include this item in the Consent Agenda for approval. A motion to that affect was made. The motion for approval of the Consent Agenda was passed by a vote of 11 ayes, 0 nays and 0 absent. 2 � � r February 20, 1997 ITEM NO.: 19 FILE NO.: Z-41336-0 NAME: ARKANSAS CHILDREN'S HOSPITAL -- SITE PLAN REVIEW FOR NUTRITION CENTER LOCATION: 1200 Block of Marshall Street, west side of street in Block 4; Centennial Addition DEVELOPER• ENGINEERIARCHITECT: Arkansas Children's Hospital Summerlin Engineers by Ron Tabor 1609 S. Broadway 425 W. Capitol Avenue Little Rock, AR 72206 Little Rock, AR 72201 AREA: 1.9 ACRES ± NUMBER OF LOTS: 1 FT. NEW STREET: None ZONING: 0-2 Office PROPOSED USES: Nutrition Center for Children PLANNING DISTRICT: #8, Central CENSUS TRACT: 10 VARIANCES REQUESTED: None BACKGROUND: This block, currently used as a parking lot, is the site of one of the Baptist Hospitals original buildings. Children's Hospital purchased this block several years ago, improved it for parking and has held it for development. The block is zoned "0-2" as are most of the parcels of land owned by the hospital in the area. This district requires a site plan review by the Planning Commission prior to building permit, but no action by the Board of Directors. B. NEIGHBORHOOD COMMENTS: None at this writing. The Capitol Hill and Central High Neighborhoods were notified in writing and the required sign erected. C. PUBLIC WORKS COMMENTS: The plan has received a thorough review by engineering staff and comments provided the architect. February 20, 1997 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-4335-0 D. ANALYSIS: The site plan submitted has received a thorough review by Building Code staff and the Landscape Review staff. There are some code requirements to follow-up on but the plan is in good condition. Parking is not an issue since the hospital owns several blocks of parking across Marshall Street. The application includes the potential for addition of several floors at some future date, but one floor is all that is currently required. A maximum of four floors is to be authorized. E. STAFF RECOMMENDATION: APPROVAL of the site plan subject to conformance to Public Works conditions, Building Codes and Fire Department. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) This item was permitted to be filed for the February 20 agenda due to schedule conflicts and commitments of the hospital. Staff has required Mr. Ron Tabor, the applicants' agent, to Perform notice to adjacent owners; gain approval of utilities; Fire Department approval and Public Works. Staff has requested that Mr. Tabor provide the comments of these agencies prior to the public hearing.