Loading...
HomeMy WebLinkAboutZ-4336-T Staff AnalysisJuly 15, 2004 ITEM NO.: 10 NAME: Arkansas Children's Hospital Zoning Site Plan Review FILE NO.: Z -4336-T LOCATION: on the Northwest corner of West 9th Street and Battery Street DEVELOPER: Arkansas Children's Hospital 800 Marshall Street Little Rock, AR 72202-3591 FNr,INFFR- The Wilcox Group 2222 Cottondale Lane, Suite 100 Little Rock, AR 72202 AREA: 5.12 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 CURRENT ZONING: 0-2, Office and Institutional District PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 10 VARIANCESNVAIVERS REQUESTED: 1. A variance to allow a reduced front building line. 2. A variance to allow a reduced side yard setback. 3. A variance to allow an increased building height. 4. A variance to allow a reduced landscape buffer adjacent to Battery Street. 5. A variance to allow a roof mounted sign. BACKGROUND: The Little Rock Planning Commission reviewed a rezoning request for the site at their March 25, 2004, Public Hearing and provided a recommendation of approval to the Board of Directors at their May 4, 2004, Public Hearing. The Board of Directors adopted Ordinance No. 19,089 rezoning 5.29 acres from various zoning classifications to 0-2, Office and Institutional District. July 15, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4336-T A. PROPOSALIREQUEST: The proposed development consists of a four story office building totaling 114,250 gross square feet (28,560 gsflfioor) and associated site improvements. The building will strictly house office space for professional and support staff of the hospital, and will not be clinical in nature. The proposal calls for connections east to the hospital by both a pedestrian sky -bridge at the Fourth Floor, and an underground pedestrian tunnel constructed under Battery Street at the first floor. The proposed building is to be located in a two -block area at the northeast corner of the existing hospital owned property bounded by 1-630 on the north, Battery Street on the east, Maryland Avenue on the south, and South Schiller Street on the west. This property was recently rezoned to 0-2, Office and Institutional District (Ordinance No. 19,089 dated May 4, 2004). The building is sited north -south to align the new office building corridor and pedestrian bridge with an existing hospital corridor, resulting in the north edge of the building meeting the required 25.00 setback from the property line. However, the margin is close, so to ensure that the north face is not out of compliance, the applicant is requesting a variance of 5.00 feet to the required 25.00 foot setback, creating a 20.00 foot setback. The site slopes down east to west, and the first floor of the building is tucked into grade on the east such that only three floors are above grade at Battery Street. A new service/delivery dock for the hospital is planned at the west end of the building at the first floor which is accessed by a new service drive along the north and west edges of the property. To accommodate the loading dock in a sensitive manner to existing grades, the east face of the building is proposed to set five feet from the property line at Battery Street. This request will necessitate consideration of a variance to the required 25.00 foot setback and to the minimum zoning buffer width of six feet ten inches. The applicant has indicated the street edge is complementary to the urban setting of the campus (similar to UU zoning) and is consistent with the existing development of the hospital (and its relationship to the street). The applicant notes that with respect to the setback and minimum zoning buffer, the portion of the building that projects to within 5.00 feet of the property line is only 20.00 feet in length; the balance of the east fagade is setback approximately 8.5 feet and 19.50 feet respectively from the property line. The planned construction staging will essentially occupy the east half of the site, and is generally indicated on the revised site plan. Additionally, as requested by City staff, a 20.00 foot radial dedication of right-of-way will be provided at the intersection of Maryland Avenue and Battery Street. 2 July 15, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4336-T The dumpster serving the facility will be located behind a screen wall at the northeast corner of the service lot as indicated on the site plan. Miscellaneous building support equipment such as the emergency generator and transformer will be located behind a screen wall at the north end of the service as indicated on the site plan. A timeline of twelve months for construction is planned from end of July 2004 to July 2005, during which approximately 245 parking spaces will be displaced. The displaced parking will be offset by the lease of off-site, parking spaces by the hospital in an existing commercial parking deck. The property, which currently contains 435 parking spaces (11 handicap), will provide 249 parking spaces (13 handicap) once developed. The proposed layout of the parking generally follows the existing configuration, and maintains the existing curia cut entrances along Maryland Avenue. The impact of construction and grading on the existing east parking lot will necessitate a general reconstruction. This lot will be reconstructed to accommodate the minimum landscape strip of six feet nine inches along Maryland Avenue and Battery Street. The existing west parking lot, with few exceptions, will generally remain in its current configuration. The proposal calls for connections east to the hospital by both a pedestrian sky - bridge at the Fourth Floor, and an underground pedestrian tunnel constructed under Battery Street at the first floor. The pedestrian bridge design currently anticipates three piers for structural support. The location at the fourth floor will provide ample clearance over Battery Street. The tunnel beneath Battery Street is planned for both pedestrian and utility circulation between the new office building and the existing hospital campus. The construction of this tunnel will necessitate the temporary closure of Battery Street for up to three months time. The design for the proposed Professional Office Building tails for a four story, post -tensioned concrete structure with a 13.0 foot floor -to -floor height. The first floor will be at grade on Battery Street. The proposed four story building exceeds the 45.00 foot allowable height for the 0-2 zoning district. The indicated design will necessitate consideration of a variance to the allowable building height. Due to elevations of the site the proposed top of the roof from grade ranges from 41.00 feet to 51.54 feet on the Battery Street side and 52.00 feet to 62.50 feet on the Schiller Street side. Due to the prominence of the proposed building site as viewed for the west, the applicant is requesting that the original west building fagade be enhanced to project a professional, appealing image to those traveling along 1-630. The 3 July 15, 2004 SUBDIVISION ITEM NO.. 10 Cont. FILE No.. Z -4336-T proposed solution includes both typical signage and architectural features to achieve the aesthetic, which the applicant feels is engaging and stimulating, yet conceived in a professional manner appropriate to the institution. The proposed design calls for a 10 -foot diameter, internally illuminated sign incorporating the hospital's logo. The sign would be wall mounted toward the top of the west stair tower, The sign area is proposed at 80 square feet and the fagade area is 7,200 square feet. The current design proposes to incorporate the hospital name ("Arkansas Children's Hospital") through the use of the independently mounted letters (along a projecting cornice), which extend above the west parapet. This is the hospital's preferred method for mounting the lettering. However, an acceptable method — if required by the City — would be to mount the independent letters on the cornice in front of the parapet, such that they do not project above the west facade. In either case, the letters will be illuminated (either internal or "halo" lighting). The sign area proposed with a maximum letter height of five feet by sixty feet if 300 square feet. The total fagade area is 7,200 square feet. The applicant is also proposing an architectural panel. Once unique, central feature of this fagade is the incorporation of a semi -transparent architectural panel. It is conceived that this panel would incorporate a "subtle" artwork overlay of a child, and would be illuminated in the evenings — perhaps even dynamically such that the color would change as time progresses. The panel would be constructed from either translucent fabric or polycarbonate panels over a steel frame. The panel area proposed is a maximum width of 16 -feet and a maximum height of 39 -feet. The total fagade area is 7,200 square feet. The applicant has indicated a single ground mounted sign. The updated design indicates a proposed building/way finding 1" shaped sign of approximately 36 square feet (each side) at the intersection of Battery Street and Maryland Avenue. The applicant has indicated the maximum height of six feet in height and a sign area of six feet to contain signage on each side. The applicant has indicated construction staging will take place in the Northeast quadrant of Block 19 bounded by West 11th Street and Battery Street for general construction staging. In addition the applicant is also using the Northeast quadrant of Block 9 bounded by 13th Street and Wolfe Street for temporary construction staging during the additions to the ACH Research Institute. B. EXISTING CONDITIONS: The site contains a surface parking lot to serve the employees of Arkansas Children's Hospital bounded by the 1-630 right-of-way, Battery Street, Maryland Avenue and Schiller Street. There are hospital and office facilities located to the 0 July 15, 2004 SUBDIVISION ITEM NO.: 1 ❑(Cont.)FILE NO.: Z -4336-T east and south of the proposed site also owned by Arkansas Children's Hospital. There is a high-rise residential tower owned by the Housing Authority located to the southeast of the site. There are single-family homes located to the south and west along Summit Street and along Schiller Street. The streets are currently in place around the area; some with sidewalk and some without. Curb and gutter is in place along most streets. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one phone call in support from an area residents. All abutting property owners, the Downtown Neighborhood Association, the Capitol Hill Neighborhood Association and the Central High Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of Maryland and Battery Streets. A small additional right-of-way dedication may be required where the public sidewalk is located outside of the current right- of-way. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Handicap ramps that are damaged or sub -standard must also be repaired or replace. 3. A franchise ordinance from the Board of Directors will be required for the proposed tunnel and skywalk. For traffic safety, bridge piers should not be located closer than 5 -feet from the back of curb. An unobstructed 5 -foot wide sidewalk must also be provided. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any grading or excavation activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. 5 July 15, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4336-T Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Construction of tunnel must allow for water main crossing at that point. On site fire protection may be required. 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 992-2434 for additional information. Fire Department: Approved as submitted. Counly Plannin : No comment received. CATA: No comment received. F. ISSUESITECH N ICAUDESIGN: Planning Division: No comment. Landscape: The average buffer width required along Battery Street is 29 feet and 9 inches, with a minimum width at any given point of 14 feet and 10 inches. The average buffer width required along Maryland Avenue is 13 feet and 10 inches, with a minimum width at any given point of 6 feet and 10 inches. The minimum width allowed by the Landscape Ordinance is 6 feet and 9 inches. These requirements take into account the 25 -percent reduction allowed within the designated mature area of the city. Since this site involves the redevelopment of an existing parking lot and since the applicant is exceeding interior landscape requirements, the Commission may deem it appropriate to allow some reduction of the requirement in these two areas. Staff recommends the minimum Landscape Ordinance width requirement of 6 feet and 9 inches be adhered to. An irrigation system to water landscaped areas is required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect_ G. SUBDIVISION COMMITTEE COMMENT: (June 24, 2004) Mr. Wesley Walls was present representing the request. Staff stated the request was for a zoning site plan review for the placement of an office building on the site to be used by Arkansas Children's Hospital. Staff stated since the site was currently a parking lot used by employees, the hospital would provide off-site parking and a shuttle service during construction for employees. Staff also stated the request would involve a franchise to allow a pedestrian bridge and pedestrian tunnel over and under Battery Street. July 15, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4336-T Staff requested Mr. Walls provide the staging area on the proposed site plan along with the staging area currently being used for the office building being constructed to the south. Public Works comments were addressed. Staff stated a 20 -foot radial dedication would be required at Battery Street and Maryland Avenue. Staff also stated any broken curb and gutter would be required to be replaced prior to occupancy. Landscaping comments were addressed. Staff stated the indicated landscaping did not meet the typical minimum ordinance requirements along Battery Street or Maryland Avenue. Staff stated the Planning Commission could approve a reduced landscaping strip adjacent to the parking lot but anything less than six feet nine inches in this area would require- � approval from the City Beautiful Commission. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing the issues raised at the June 24, 2004 Subdivision Committee meeting. The applicant has indicated the proposed as well as an existing staging area for construction. The applicant has also indicated landscaping adjacent to the proposed parking lot on Battery Street and Maryland Avenue at 6 feet 9 inches as required by the Landscape Ordinance. A 20 foot radial dedication has been indicated on the proposed site plan at the intersection of Battery Street and Maryland Avenue as requested by staff. The proposed development consists of a four story office building totaling 114,250 gross square feet (28,560 gsflfioor) and associated site improvements. The building will strictly house office space for professional and support staff of the hospital, and will not be clinical in nature. The applicant is requesting approval of a franchise agreement to allow the placement of a sky -bridge and a tunnel on Battery Street. The proposal calls for connections east to the hospital by both a pedestrian sky -bridge at the fourth floor, and an underground pedestrian tunnel constructed under Battery Street at the first floor. The proposed building is to be located in a two -block area at the northeast corner of the existing hospital owned property bounded by 1-630 on the 7 July 15, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -4336-T north, Battery Street on the east, Maryland Avenue on the south, and South Schiller Street on the west. Staff is supportive of the requested franchise to allow the placement of the sky -bridge and tunnel on Battery Street. The site plan indicates the building sited north -south to align the new office building corridor and pedestrian bridge with an existing hospital corridor. The north edge of the building is anticipated to meet the required 25 foot setback but the applicant indicates the margin is close, so to ensure that the north face is not out of compliance, the applicant is requesting a variance of 5.00 feet to the required 25.00 foot setback, creating a 20.00 foot setback. Staff is supportive of this request. To accommodate the loading dock in a sensitive manner to existing grades, the east face of the building is proposed to set five feet from the property line at Battery Street. A variance to the required 25.00 foot setback and to the minimum zoning buffer width of six feet nine inches. The applicant has indicated the street edge is complementary to the urban setting of the campus (similar to UU zoning) and is consistent with the existing development of the hospital (and its relationship to the street). The applicant notes that with respect to the setback and minimum zoning buffer, the portion of the building that projects to within 5.00 feet of the property line is only 20.00 feet in length; the balance of the east fagade is setback approximately 8.5 feet and 19.50 feet respectively from the property line. Staff is supportive of the applicant's request for a reduced buffer area and a reduced building setback as indicated. The dumpster serving the facility will be located behind a screen wall at the northeast corner of the service lot as indicate on the site plan. Miscellaneous building support equipment such as the emergency generator and transformer will be located behind a screen wall at the north end of the service as indicated on the site plan within the required building setback. Staff is supportive of the indicated placement of the building support equipment in the indicated location. The applicant indicates the property, which currently contains 435 parking spaces (11 handicap), will provide 249 parking spaces (13 handicap) once developed. The typical minimum parking required for an office building containing 114,250 square feet would be 285 parking spaces. Staff does not feet the reduced number of parking spaces will have an impact on the adjoining properties. The hospital has several parking lots around the facility to allow for additional parking if parking were to become an issue. The design for the proposed Professional Office Building calls for a four story, post -tensioned concrete structure with a 13.0 foot floor -to -floor height. The first floor will be at grade on Battery Street. The proposed four story building exceeds the 45.00 foot allowable height for the 0-2 zoning district. The indicated design 0 July 15, 2004 SUBDIVISION ITEM NO.: 10 FILE NO.: Z -4336-T will necessitate consideration of a variance to the allowable building height. Due to elevations of the site the proposed top of the roof from grade ranges from 41.00 feet to 51.50 feet on the Battery Street side and 52.00 feet to 62.50 feet on the Schiller Street side. Staff is supportive of the applicant's requested variance to allow an increased building height. The proposed building height is consistent with other office development in the area. Due to the prominence of the proposed building site as viewed for the west, the applicant is requesting that the original west building fagade be enhanced to project a professional, appealing image to those traveling along 1-630. The proposed solution includes both typical signage and architectural features to achieve the aesthetic. The proposed design calls for a 10 -foot diameter, internally illuminated sign incorporating the hospital's logo. The sign would be wall mounted toward the top of the west stair tower. The sign area is proposed at 80 square feet and the fagade area is 7,200 square feet. The proposed design proposes to incorporate the hospital name ("Arkansas Children's Hospital") through the use of the independently mounted letters (along a projecting cornice), which extend above the west parapet. This is the hospital's preferred method for mounting the lettering. However, an acceptable method — if required by the City — would be to mount the independent letters on the cornice in front of the parapet, such that they do not project above the west fagade. In either case, the letter will be illuminated (either internal or "halo" lighting). The sign area proposed with a maximum letter height times the length of five feet by sixty feet or 300 square feet. The total fagade area is 7,200 square feet. The indicated sign area is consistent with wall signage allowed in office zones or a maximum of ten percent of the fagade area. Staff would however, recommend the parapet be extended not allowing the letters to project above the west fagade. The applicant is also proposing an architectural panel. Once unique, central feature of this fagade is the incorporation of a semi -transparent architectural panel. It is conceived that this panel would incorporate a "subtle" artwork overlay of a child, and would be illuminated in the evenings — perhaps even dynamically such that the color would change as time progresses. The panel would be constructed from either translucent fabric or polycarbonate panels over a steel frame. The panel area proposed is a maximum width of 16 -feet and a maximum height of 39 -feet. This architectural panel is not considered signage, staff is supportive of the applicant's indicated architectural feature. The applicant has indicated a single ground mounted sign. The updated design indicates a proposed building/way finding "L" shaped sign of approximately 36 square feet (each side) at the intersection of Battery Street and Maryland Avenue. The applicant has indicated the maximum height of six feet in height and a sign area of six feet to contain signage on each side. The requested N July 15, 2004 SUBDIVISION ITEM NO.: 10 (Cont.) FILE NO.: Z -4336-T signage is consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated construction staging will take place in the Northeast quadrant of Block 19 bounded by West 11th Street and Battery Street for general construction staging. in addition the applicant is also using the Northeast quadrant of Block 9 bounded by 13tY' Street and Wolfe Street for temporary construction staging during the additions to the ACH Research Institute. 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 reduced front building line. Staff recommends approval of the requested variance to allow reduced side yard setbacks. Staff recommends approval of the requested variance to allow a reduced landscape buffer adjacent to Battery Street. Staff recommends approval of the requested variance to allow an increased building height for the proposed office building. Staff recommends the applicant mount the independent letters on the cornice in front of the parapet, such that they do not project above the west fagade for the proposed signage. PLANNING COMMISSION ACTION: (JULY 15, 2004) Mr, Wesley Walls 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 presented a recommendation of approval of the requested variance to allow a reduced front building line, the requested variance to allow reduced side yard setbacks, the requested variance to allow a reduced landscape buffer adjacent to Battery Street and the requested variance to allow an increased building height for the proposed office building. 10 July 15, 2004 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -433E -T Staff recommended the applicant mount the independent letters on the cornice in front of the parapet, such that they did not project above the west fagade for the proposed signage. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 11 r� ITEM NO.. 10 �,A FILE NO.: Z -4336-T q let NAME: Arkansas Children's Hospital Zoning Site Plan Review LOCATION: on the Northwest corner of West 9th Street and Battery Street Planning Staff Comments.. LKCA \0� _�~ -S 0,koj 1. Provide notification ofertro � owners located � p p y ocated within ,200 -feet of *site, co�plete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. The applicant will also be providing off-site parking for employees during construction of the proposed building. 3. Will there be any ground -mounted signage along Battery Street, Maryland Avenue (E. 9th Street) or Schiller Street? If so indicated the proposed location and the proposed sign area. Dimension all building setbacks from all property lines. 4. Provide the location of any proposed dumpsters on the proposed site plan. Dumpsters are required to be oriented away from the streets and screening is required at least two feet above the finished grade of the container. Provide a note concerning the proposed screening of the dumpster on the proposed site plan if applicable. 5. All site lighting is to be low level and directional, placed to as to reflect light away from adjacent residentially zoned properties. Variance/Waivers: A variance to allow a reduced front building line, a variance to allow a reduced side yard setback, a variance to allow an increased building height and a variance to allow an increased sign area. Public Works: 0 `� 1. A 20 -foot radia dedication of right -oaf --way isquired stat the intersection of Maryland and Battery Streets. A small additional right-of-way dedication may be required where the public sidewalk is located outside of the current right-of-way. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Handicap ramps that are damaged or sub -standard must also be repaired or replace. 3. A franchise ordinance from the Board of Directors will be required for the proposed tunnel and skywalk. For traffic safety, bridge piers should not be located closer than 5 -feet from the back of curb. An unobstructed 5 -foot wide sidewalk must also be provided. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any grading or excavation activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available not adversely affected. Entergy: No comment received. Center -Point Ener : No comment received. 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. Construction of tunnel must allow for water main crossing at that point. On site fire protection may be required. 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 992-2434 for additional information. Fire De artment: Approved as submitted. County Planning: No comment received. CATA: No comment received. Plannin Division: No comment. Landscape: The average buffer width required along Battery Street is 29 feet and 9 inches, with a minimum width at any given point of 14 feet and 10 inches. The average buffer width required along Maryland Avenue is 13 feet and 10 inches, with a minimum width at any given point of 6 feet and 10 inches. The minimum width allowed by the Landscape Ordinance is 6 feet and 9 inches. These requirements take into account the 25 -percent reduction allowed within the designated mature area of the city. Since this site involves the redevelopment of an existing parking lot and since the applicant is exceeding interior landscape requirements, the Commission may deem it appropriate to allow some reduction of the requirement in these two areas. Staff recommends the minimum Landscape Ordinance width requirement of 6 feet and 9 inches be adhered to. An irrigation system to water landscaped areas is required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a RE�gistered Landscape Architect. Revised platlplan Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, June 30, 2004.