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HomeMy WebLinkAboutZ-4336-U Staff AnalysisFILE NO.: Z -4336-U Owner: Arkansas Children's Hospital Applicant: McClelland Consulting Engineers, Brian Tinnel Location: Various lots located within an area bounded by Maryland Avenue, Daisy Bates Drive, Schiller Street and Martin Luther King Drive. Area: Approximately 8 acres total Request: Rezone from Various districts to 0-2 Purpose: Future Arkansas Children's Hospital development including parking Existing Use: Vacant and undeveloped property and single family A. PUBLIC WORKS COMMENTS: 1. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). B. PUBLIC TRANSPORTATION ELEMENT: CATA Bus Route #3 (Baptist Medical Center Route) runs along Battery and West 12th Streets, within the west one-half of the Children's Hospital Campus. CATA Bus Route #11 (M. L. King Jr. Route) runs on Martin Luther King Drive, along the east boundary of the hospital facility. C. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Central High, Downtown and Capitol Hill Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Central City Planning District. The Land Use Plan shows Single Family, Low Density Residential, Mixed Office Commercial and Public Institutional for these properties. The applicant FILE NO.: Z -4336-U (Cont. has applied for an 0-2 Office and Institutional for future developments related to Children's Hospital. A land use plan amendment for a change to Public Institutional is a separate item on this agenda for those areas not shown as either Public Institutional or Mixed Office Commercial. Master Street Plan: 12th Street is shown as a Minor Arterial on the plan. Minor Arterials primary function is to move traffic and goods in and through the urban area, not to provide access to adjacent property. The other sides in the application areas are local streets, which are designed to provide access to adjacent property. Additional right-of-way or street widening may be required due to intensification of the property use from the single family they were original built to handle. Bicycle Plan: There are no designated bicycle routes adjacent to the Plan change area, however there are Class If bike routes along Martin Luther King Drive and Daisy Gatson Bates Drive in the vicinity. Class II Bike routes have a portion of the paved roadway dedicated for the sole use of bicycles. No additional paving or right-of-way is proposed for the routes. Cily Reco nized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: Arkansas Children's Hospital, owner of these seven (7) parcels of land located within an area bounded by Maryland Avenue, Daisy Bates Drive, Schiller Street and Martin Luther King Drive, is requesting to rezone the parcels from various districts to "0-2" Office and Institutional District. The rezoning is proposed for future development of facilities, including parking, for Arkansas Children's Hospital. The seven (7) parcels proposed for rezoning are as follows: 1. Southeast corner of West 13th and Bishop Streets — currently zoned R-4 and O-3. 2. Northwest corner of Daisy Bates Drive and Bishop Street — currently zoned 0-3, C-1 and C-3. K FILE NO.: Z -4336-U Cont. 3. Northwest corner of Daisy Bates Drive and Wolfe Street — currently zoned R-4 and R-5. 4. Southwest corner of West 11th and Battery Streets — currently zoned R-4 and C-3. 5. Block bounded by West 11th, West 12th, Summit and Schiller Streets — currently zoned R-3, R-4, R-5 and C-3. 6. Northwest corner of West 11th and Summit Streets — currently zoned R-3 and C-3. 7. Northwest corner of West 10th and Summit Streets — currently zoned R-3. All of the parcels are currently undeveloped and vacant, with the exception of the parcel at the southwest corner of West 11 th and Battery Streets which is currently being used as a temporary parking area and the parcel at the northwest corner of West 10th and Summit Streets which contains four (4) single family structures. The general area is made up of a variety of uses and zoning. The majority of the property within the area bounded by Maryland Avenue, Daisy Bates Drive, Schiller Street and Martin Luther King Drive is occupied by Arkansas Children's Hospital facilities and zoned 0-2. There are single family, two-family, multifamily and other non-residential uses and zoning in the area. The City's Future Land Use Plan designates all of the parcels as Public Institutional, Mixed and Mixed Office Commercial, with the exception of two (2) parcels. The parcel at the northwest corner of West 10th and Summit Streets is designated as single family and the parcel at the northwest corner of Daisy Bates Drive and Wolfe Street is designated as Low Density Residential. A Land Use Plan Amendment to change these two (2) parcels to Public Institutional is a separate item on this agenda. Staff is supportive of the requested rezoning. All of the parcels proposed for rezoning are located within the boundary of Arkansas Children's Hospital's overall master plan. Staff feels the proposed rezoning of these parcels to 0-2 for future Children's Hospital facilities is appropriate and should have no adverse impact on the surrounding properties and the general area. The 0-2 zoning district is a site plan review district, with the requirement that development plans be reviewed and approved by the Planning Commission. Any issues associated with the individual parcels, such as landscaping, buffers, building height, drainage, etc., can be addressed during the site plan review process. 3 ILE NO.; Z -4336-U (Cont. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-2 rezoning. PLANNING COMMISSION ACTION: (JANUARY 19, 2006) Scott Gordon, Brian Tinnel, Kent Taylor and Jim McClelland were present, representing the application. There were two (2) persons present in opposition. Staff presented the application with a recommendation of approval. Brian Tinnel addressed the Commission in support of the application. He explained that the application had been revised, removing two (2) parcels from the request (northwest and southwest corners of West 11 tf' and Summit Streets), based on the fact that notices were not sent to property owners surrounding these two (2) parcels. He explained that signs were placed on all parcels 30 days prior to the public hearing, and that someone had taken the signs down after posting. Scott Gordon, of Arkansas Children's Hospital, also addressed the Commission in support of the application. He explained that the hospital has been conforming to its overall master plan, which was presented to the Commission in the past. He noted that the hospital was committed to the City and to having the Planning Commission review all plans for expansion. He also noted that the hospital was committed to working with the neighborhood. He explained that single-family houses are offered to organizations and individuals free of charge to move to other locations. He stated that the hospital does not desire to tear down houses if not necessary. Paul Dodds addressed the Commission in opposition. He presented photos of property used by Children's Hospital and described issues he has with the hospital campus. He discussed the hospital's master plan and the treatment -of the perimeter of the plan boundary. He asked the Commission to defer the application based on the fact that the notices to surrounding property owners contained legal descriptions of the parcels and not street addresses, and because the signs did not stay up on the parcels for the full 30 -day time frame. There was a motion to defer the application to the March 2, 2006 Agenda. The motion was discussed. Staff noted that the notices sent out on the five (5) parcels to be rezoned were done correctly. Scott Gordon explained that the hospital's master plan had been presented to the Commission in the past. There was additional discussion on the motion to defer and the issue of renotification. Tony Bozynski, Director of Planning and Development, asked if re -noticing only meant posting the signs. The issue was briefly discussed. The chairman called for a vote on the motion to defer. The motion failed by a vote of 2 ayes and 9 nays. 4 FILE NO.: Z -4336-U Cont. Commissioner Meyer asked about landscaping in the area. Dana Carney, of the Planning Staff, explained that much of the development within the hospital's campus was older development, which is not required to meet current ordinance requirements with respect to landscaping. He explained that all new development would meet or exceed the ordinance requirements. Mr. Gordon briefly described the existing parking areas within the campus. Commissioner Yates explained that some of the property proposed to be rezoned is currently zoned 0-3 and C-3. He stated that these zonings do not require site plan review. Commissioner Rahman noted that signs should be placed on all parcels to be rezoned in the future, with an effort to keep the signs posted for 30 days. Mr. Carney noted that staff will make every effort to see that it is done. There was a motion to approve the 0-2 rezoning as amended by the applicant (5 parcels) and recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. The application was approved. 5 January19, 2006 ITEM NO.: 1. FILE NO.: Z -4336-U Owner: Arkansas Children's Hospital Applicant: McClelland Consulting Engineers, Brian Tinnel Location: Various lots located within an area bounded by Maryland Avenue, Daisy Bates Drive, Schiller Street and Martin Luther King Drive. Area: Approximately 8 acres total Request: Rezone from Various districts to 0-2 Purpose: Future Arkansas Children's Hospital development including parking Existing Use: Vacant and undeveloped property and single family A. PUBLIC WORKS COMMENTS: C Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). PUBLIC TRANSPORTATION ELEMENT: CATA Bus Route #3 (Baptist Medical Center Route) runs along Battery and West 12th Streets, within the west one-half of the Children's Hospital Campus. CATA Bus Route #11 (M. L. King Jr. Route) runs on Martin Luther King Drive, along the east boundary of the hospital facility. PUBLIC NOTIFICATION: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified, and the Central High, Downtown and Capitol Hill Neighborhood Associations were notified of the public hearing. D. LAND USE ELEMENT: This request is located in the Central City Planning District. The Land Use Plan shows Single Family, Low Density Residential, Mixed Office January 19, 2006 ITEM NO.: 1.1 Cont. FILE NO.. Z -4336-U Commercial and Public Institutional for these properties. The applicant has applied for an 0-2 Office and Institutional for future developments related to Children's Hospital. A land use plan amendment for a change to Public Institutional is a separate item on this agenda for those areas not shown as either Public Institutional or Mixed Office Commercial. Master Street Plan: 12th Street is shown as a Minor Arterial on the plan. Minor Arterials primary function is to move traffic and good; in and through the urban area, not to provide access to adjacent property. The other sides in the application areas are local streets, which are designed to provide access to adjacent property. Additional right-of-way or -:-,treet widening may be required due to intensification of the property use from the single family they were original built to handle. Bicycle Plan: There are no designated bicycle routes adjacent to the Plan change area, however there are Class II bike routes along Martin Luther King Drive and Daisy Gatson Bates Drive in the vicinity. Class li Bike routes have a Portion of the paved roadway dedicated for the sole use of bicycles. No additional paving or right-of-way is proposed for the routes. City Recoclinized Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. E. STAFF ANALYSIS: Arkansas Children's Hospital, owner of these seven (7) parcels of land located within an area bounded by Maryland Avenue, Daisy Bates Drive, Schiller Street and Martin Luther King Drive, is requesting to rezone the parcels from various districts to "0-2" Office and Institutional District. The rezoning is proposed for future development of facilities, including parking, for Arkansas Children's Hospital. The seven (7) parcels proposed for rezoning are as follows: 1. Southeast corner of West 13th and Bishop Streets — currently zoned R-4 and O-3. E January 19, 2006 ITEM NO_: 1.1 FILE NO.: Z -4336-U 2. Northwest corner of Daisy Bates Drive and Bishop Street — currently zoned 0-3, C-1 and C-3. 3. Northwest corner of Daisy Bates Drive and Wolfe Street — currently zoned R-4 and R-5. 4. Southwest corner of West 11 th and Battery Streets — currently zoned R-4 and C-3. 5. Block bounded by West 11th, West 12th, Summit and Schiller Streets — currently zoned R-3, R-4, R-5 and C-3. 6. Northwest corner of West 11th and Summit Streets — currently zoned R-3 and C-3. 7. Northwest corner of West 10th and Summit Streets — currently zoned R-3. All of the parcels are currently undeveloped and vacant, with the exception of the parcel at the southwest corner of West 11 th and Battery Streets which is currently being used as a temporary parking area and the parcel at the northwest corner of West 10th and Summit Streets which contains four (4) single family structures. The general area is made up of a variety of uses and zoning. The majority of the property within the area bounded. by Maryland Avenue, Daisy Bates Drive, Schiller Street and Martin Luther King Drive is occupied by Arkansas Children's Hospital facilities and zoned 0-2. There are single family, two-family, multifamily and other non-residential uses and zoning in the area. The City's Future Land Use Plan designates all of the parcels as Public Institutional, Mixed and Mixed Office Commercial, with the exception `of two (2) parcels. The parcel at the northwest corner of West 10th and Summit Streets is designated as single family and the parcel at the northwest corner of Daisy Bates Drive and Wolfe Street is designated as Low Density Residential. A Land Use Plan Amendment to change these two (2) parcels to Public Institutional is a separate item on this agenda. Staff is supportive of the requested rezoning. All of the parcels proposed for rezoning are located within the boundary of Arkansas Children's Hospital's overall master plan. Staff feels the proposed rezoning of these parcels to 0-2 for future Children's Hospital facilities is appropriate and should have no adverse impact on the surrounding properties and the general area. The 0-2 zoning district is a site plan review district, with the requirement that development plans be reviewed and approved by the M January 19, 2006 ITEM NO.: 1.1 Cont. FILE NO.: Z -4336-U Planning Commission. Any issues associated with the individual parcels, such as landscaping, buffers, building height, drainage, etc., can be addressed during the site plan review process. F. STAFF RECOMMENDATION: Staff recommends approval of the requested 0-2 rezoning. PLANNING COMMISSION ACTION: (JANUARY 19, 2006) Scott Gordon, Brian Tinnel, Kent Taylor and Jim McClelland were present, representing the application. There were two (2) persons present in opposition. Staff presented the application with a recommendation of approval. Brian Tinnel addressed the Commission in support of the application. He explained that the application had been revised, removing two (2) parcels from the request (northwest and southwest corners of West 11th and Summit Streets), based on the fact that notices were not sent to property owners surrounding these two (2) parcels. He explained that signs were placed on all parcels 30 days prior to the public hearing, and that someone had taken the signs down after posting. Scott Gordon, of Arkansas Children's Hospital, also addressed the Commission in support of the application. He explained that the hospital has been conforming to its overall master plan, which was presented to the Commission in the past. He noted that the hospital was committed to the City and to having the Planning Commission review all plans for expansion. He also noted that the hospital was committed to working with the neighborhood. He explained that single-family houses are offered to organizations and individuals free of charge to move to other locations. He stated that the hospital does not desire to tear down houses if not necessary. Paul Dodds addressed the Commission in opposition. He presented photos of property used by Children's Hospital and described issues he has with the hospital campus. He discussed the hospital's master plan and the treatment of the perimeter of the plan boundary. He asked the Commission to defer the application based on the fact that the notices to surrounding property owners contained legal descriptions of the parcels and not street addresses, and because the signs did not stay up on the parcels for the full 30 -day time frame. There was a motion to defer the application to the March 2, 2006 Agenda. The motion was discussed. Staff noted that the notices sent out on the five (5) parcels to be rezoned were done correctly. Scott Gordon explained that the 4 January 19, 2006 ITEM NO.: 1.1 Cont. FILE NO.: Z -4336 -LJ hospital's master plan had been presented to the Commission in the past. There was additional discussion on the motion to defer and the issue of renotification. Tony Bozynski, Director of Planning and Development, asked if re -noticing only meant posting the signs. The issue was briefly discussed. The chairman called for a vote on the motion to defer. The motion failed by a vote of 2 ayes and 9 nays. Commissioner Meyer asked about landscaping in the area. Dana Carney, of the Planning Staff, explained that much of the development within the hospital's campus was older development, which is not required to meet current ordinance requirements with respect to landscaping. He explained that all new development would meet or exceed the ordinance requirements. Mr. Gordon briefly described the existing parking areas within the campus. Commissioner Yates explained that some of the property proposed to be rezoned is currently zoned 0-3 and C-3. He stated that these zonings do not require site plan review. Commissioner Rahman noted that signs should be placed on all parcels to be rezoned in the future, with an effort to keep the signs posted for 30 days. Mr. Carney noted that staff will make every effort to see that it is done. There was a motion to approve the 0-2 rezoning as amended by the applicant (5 parcels) and recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. The application was approved. 5