The URL can be used to link to this page

Home My WebLink AboutZ-4336-R Staff AnalysisJanuary29, 2004 ITEM NO.: 13 FILE NO.: Z -4336-R NAME: Arkansas Children's Hospital Zoning Site Plan Review LOCATION: On Wolfe Street between West 11th and West 13th Streets DEVELOPER: Arkansas Children's Hospital 1120 South Marshall Street Little Rock, AR 72202 ENGINEER: Cromwell Architects Engineers 101 South Spring Street Little Rock, AR 72201 AREA: 1.504 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 CURRENT ZONING: 0-2 PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 10 VARIANCESNVAIVERS REQUESTED: 1. A variance to allow an increased building height. 2. A variance to allow a reduced building setback. BACKGROUND: The site is zoned 0-2, Office and Institutional District as are most other properties owned by Arkansas Children's Hospital. The zoning district requires a site plan review by the Planning Commission but no action by the Board of Directors. January 29, 2004 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -4336-R A. PROPOSAUREQUEST: The applicant is requesting a site plan review for the proposed expansion of the Arkansas Children's Hospital Research Institute (ACHRI) and Arkansas Children's Nutrition Center (ACNC), located at 1120 Marshal Street. The Proposed development consists of two components: A three story addition to the ACHRI and a one story addition to the existing one story ACNC. The addition to ACHRI is sized for future expansion to five stories. The proposed building will be an infill between the ACHRI and ACNC, and will include the demolition of a substantial two story wing of the ACHRI. The proposed first phase of the addition will be approximately fifty (50) feet in height, with a future height of approximately ninety-five (95) feet (comparable to the existing building.) The west face of the building is proposed to match the existing west face of ACHRI; the existing and proposed setback for this portion is approximately five - feet. The ACNC existing building and addition are sized for future expansion to four stories. The proposed first phase of this addition will be approximately thirty-five (35) feet in height with a future building height of approximately sixty-five (65) feet. The applicant is pro�osing to abandon the existing curb cut to Wolfe Street, and add a curb cut on 13t Street; both are for delivery use only. The applicant is requesting a variance for the required building setback in this area. Parking requirements for both proposed buildings are being met by the existing parking lot on the two blocks across Marshall Street, as well as a smaller amount of existing on-site parking. B. EXISTING CONDITIONS: The site contains an existing single story structure currently being used as a research facility for Arkansas Children's Hospital. The primary uses in the area are related to the hospital with a mix of medical buildings, clinics and parking areas. Located south of the site is the old 'West Side School" currently being renovated as residential and office uses. The ARC of Arkansas owns the site and is currently renovating the "old classrooms" into residential units and the "old auditorium" into office uses to be used of Arkansas Children's Hospital and UAMS. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. All owners of property located within 200 -feet of the site, the Central High, the Capital Hill and the Downtown Neighborhood Associations were notified of the public hearing. 2 January 29, 2004 SUBDIVISION ITEM NO.: 13 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z -4336-R 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit two copies of the plans for the private fire line to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of private fire line. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: Areas set aside for buffers and landscaping appear to meet with ordinance requirements. Additional landscape plantings will be required. it] H January 29, 2004 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z -4336-R G. SUBDIVISION COMMITTEE COMMENT: (January 8, 2004) The applicant was present representing the request. Staff noted the request was a zoning site plan review for the Arkansas Children's Hospital. Staff noted there were additional items needed to complete the review of the proposed development. Staff requested the applicant provide maximum building height, maximum square footage and details concerning any proposed signage on the site plan. Staff also requested the dumpster be relocated away from the street. Public Works noted all sidewalks would be required to be brought up to current ADA code prior to occupancy. Staff noted the areas set aside for landscaping appeared to meet ordinance requirements, Staff stated a landscape upgrade would be required at the time of building permit. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the January 8, 2004 Subdivision Committee meeting. The applicant has indicated all proposed building setbacks on the site plan along with placing in the general notes section the maximum building height, the proposed building square footage and details concerning the gates. The applicant has indicated the proposed buildings will be four and five stories in height with a maximum height of 65 feet and 95 feet respectively. The applicant has also indicated the each building will contain 110,000 gross square feet of floor area. The gates will be constructed of metal and only opened at the time of deliveries. The applicant has indicated the proposed dumpster location is critical to the site development. The applicant has indicated if the dumpster is relocated away from the street this will adversely affect the overall development and will not be easily accessed for servicing. The applicant has indicated screening to shield the view from the roadway. The applicant has indicated a wall will be constructed of block on three sides at least two feet above the top level of the container. Staff is supportive of the dumpster screening and placement. The applicant has indicated twenty-eight on-site parking spaces. The applicant has also indicated there is sufficient parking in the area to handle the parking needs. There are two and one-half blocks of parking located to the east of the 4 January 29, 2004 SUB I WIS1DN O.: 13 M NO.: Z site and a block of parking located to the west of the site currently owned by the applicant. The applicant has also purchased additional land to the north of the site (Immanuel Baptist Church), which contains additional parking. The applicant is requesting variances from the zoning ordinance to allow an increased building height and reduced setbacks. The site is zoned 0-2, Office and Institutional District, which typically requires a 25 -foot setback on all sides. The applicant is proposing a 5 foot setback on the west, 43.4 foot setback on the south and 97.1 foot setback on the east. The applicant is proposing the buildings to exceed the forty-five (45) foot height limit for 0-2 zoned property. The applicant has indicated the northern most building will be a maximum of 95 feet in height including mechanical. The southern most building will be a maximum of 65 feet, including mechanical. To staff's knowledge there are no outstanding issues associated with the proposed request. The proposed development is consistent with development in the area and should have minimal to no adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested variance to allow an increased building height for both buildings located on the site. Staff recommends approval of the requested variance to allow reduced building setback on the site. Staff recommends approval of a variance to allow off-site parking. PLANNING COMMISSION ACTION: (JANUARY 29, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested variance to allow an increased building height for both buildings located on the site and the requested variance to allow reduced building setback on the site. 5 January 29, 2004 SUBDIVISION ITEM NO,: 13 Cont. FIDE NO.: Z -433-R Staff presented a recommendation of approval of a variance to allow off-site parking. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 0