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HomeMy WebLinkAboutZ-4336-V Staff AnalysisMarch 02, 2006 ITEM NO. I - C.B.C. 593 - NEW MATTERS Applicant: Address: Description: ORDINANCE REQUIREMENTS - Children's Hospital -Parking Deck Dave Roberts, ASLA— Agent with Roberts & Williams Associates 1902 Maryland Avenue Block 4 & 5 Faust's Addition Block 4 & 5 Marshall & Wolfe Addition. Summit Street as closed by Ordinance 16,787 1. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. 2. Three (3) shrubs or vines for every thirty (30) linear feet shall be planted in the perimeter planting strip. 3. The city official may grant not more than a twenty-five (25) percent reduction of these provisions for developments within mature areas. VARIANCE RE UESTED: A reduction of the perimeter landscaping strip adjacent to Maryland Avenue. This area varies in size from approximately three (2.97) feet to five (3.11) feet in width. FINDINGS: The site is currently being used as a lay down area for the construction of the new office building located at 81h and Battery Streets. There are hospital and office facilities located to the east and south of the proposed site also owned by Arkansas ChiIdren's Hospital. There is a high-rise residential tower owned by the Housing Authority located to the southeast of the site. The streets are currently in place around the area some with sidewalk and some without. Curb and gutter is in place along most streets. The Schiller Street right-of-way has been abandoned and ACH owns the property on the west side of the former right-of-way. The applicant is proposing a four story parking deck structure to accommodate 1,005 automobiles. The site plan indicates the proposed parking deck will be set at 3.11 -feet from the southern property line at the southeast corner (adjacent to the surface parking lot) increasing to 4.92 feet at the southwest corner. Therefore, the remaining proposed landscape area does not meet the minimal perimeter landscape ordinance requirement of 6'-9" six foot nine inches. The landscape strip varies from 2.97 feet to 3.11 feet on the southern perimeter. The planning commission approved development of the parking deck through site plan review on February 16, 2006. The applicant has provided a landscape plan with details of how the massing of the proposed structure will be broken up by installation of large evergreen plantings. The landscape plan indicates the placement of the Southern Magnolia's along the western perimeter and the northern perimeter (Interstate 630) of the development. This species of trees typically grows 40-60 feet with a maturity height of 100 -feet. The proposal includes the placement of Lacebark Elm trees along the Maryland Street, which are smaller shade trees. In addition, at the entrances to the parking structure, Crape Myrtles will be used to provide additional plantings. Autumn Blaze Red Maples are proposed along Battery Street, the eastern perimeter of the site and Savannah Holly will be planted along the service drive and behind the office building currently under construction to break the massing when viewed from the Interstate. The landscape plan also indicates the placement of shrubs as required by the Landscape Ordinance. The proposed tree size at planting exceeds ordinance requirements. The green space and the plant quantity allocated along the southern perimeter exceeds the amount required by ordinance; a portion of that green space will be located in the public right-of-way. STAFF RECONEWENDATION: Staff recommends approval of this request subject to a franchise agreement being obtained for the proposed landscaping in the public right-of-way. February 16, 2006 NO.: 6 NAME: Children's Hospital Zoning Site Plan Review LOCA: 1900 Battery Street DEVELOPER: Arkansas Children's Hospital 800 Marshall Street Little Rock, AR 72202 ARCHITECTS: Wilcox Group 2222 Cottondale Lane Little Rock, AR 72202 FILE .: Z -4336-V AREA: 1.92 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 L.F. CURRENT ZONING: 0-2, Office and Institutional District PLANNING DISTRICT: 8 — Central City Planning District CENSUS TRACT: 10 VARIANCESIWAIVERS REQUESTED: 1. A variance from Section 36-280(e)(1) to allow reduced a setback along the southern perimeter of the site, 2. A variance from Section 36-280(b)(3) to allow an increase area of building coverage. 3. A variance from Section 36-280(d) to allow an increased building height. 4. A variance to allow a reduced landscape strip along the north and south perimeters, A. PROPOSALIREQUEST: The site is currently zoned 0-2, Office and Institutional District and is being reviewed as a Zoning Site Plan Review per ordinance requirement. The site plan indicates a parking deck with at -grade entries to each of the four levels of parking, all off Maryland Street which forms the south boundary of the property. The levels will stair step back into the hillside. The deck will be used solely by Arkansas Children's Hospital (ACH) staff which will lease these spaces from the hospital. The top level of the deck is roughly at the same grade as Battery Street February 16, 2006 SUBDIVISION ITEM NO.: fi Cont. F1LE NO.: �-4335-V to the east. The deck will be immediately adjacent to a surface parking lot which is accessed off of Battery Street by visitors to the ACH Office Building, however the two will be separated by an access control gate so visitors to the Office Building will not be allowed to use the deck. The surface parking lot has been temporarily paved and its final paving will be a part of this parking deck project. The site design calls for a new sidewalk the length of Maryland Street with a landscape buffer between the sidewalk and the parking deck. At the west end of the deck an existing storm water retention structure will be retained and will be reworked to adapt it to the configuration of the new deck. This retention structure will continue to serve the entire block of property as it does now. The parking deck is proposed with 1,003 parking spaces including dedicated accessible spaces. Hospital staff will have access to the main hospital building through an existing tunnel under Battery Street which connects to the office building as well. The applicant is also proposing the placement of a temporary parking lot at Wolfe and 13th Streets to help replace some of the spaces which will be lost during construction of this parking deck. The site was recently used as a "lay -down" area for the construction of the new research building. Compacted SB2 will be used as the surface material for the temporary parking lot. Existing curb cuts on Wolfe Street will be closed and access from West 13th Street will be provided. B. EXISTING CONDITIONS: The site is currently being used as a lay down area for the construction of the new office building located at 8th and Battery Streets. There are hospital and office facilities located to the 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. The streets are currently in place around the area some with Sidewalk and some without. Curb and gutter is in place along most streets. The Schiller Street right-of-way has been abandoned and ACH owns the property on the west side of the former right-of- way. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site along with the Capitol Hill Neighborhood Association and the Central High Neighborhood Association were notified of the Public Hearing. 2 February 16, 2006 SUBDIVISION r D. ENGINEERING COMMENTS: Public Warks Conditions: NO.: Z 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The minimum width of sidewalk at back of curb is 5 feet. 2. Repair or replace any street, curb and gutter, or sidewalk that is damaged in the public right-of-way prior to occupancy. All repairs and improvements to Battery Street must be completed prior to occupancy. 3. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding streetlight requirements. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Existing sewer main on site. No construction is allowed over existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center Point Enerav: 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center Route. F. ISSU ES/TEC H N ICAUD ES IGN: Planning Division: No comment. K3 February 16, 2006 SUB AVISION III r - NO.: Z -4336-V Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The southern perimeter of the site does not allow for the six foot nine inch (6'-9,) minimum landscape strip. This is a requirement of both the Landscape Ordinance and the Zoning Ordinance. A variance from this minimum requirement must be granted from the City Beautiful Commission. The Landscape and Buffer Ordinances requires that one-third (1/3) of the trees planted next to the proposed structure be a minimum of thirty (30) foot in height at maturity. The Landscape Ordinance requires a thirty (30) foot wide landscape strip along freeways or expressways. This site is located in the designated mature area of the city; er, special therefore, there is some flexibility to this requirement. Howev attention should be made to address the site's visibilittboth Interstate 630 and the adjoining properties to the west. yo An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building approved landscape plan stamped with the tseal of a Registered will be necessary to La dsc pan e Architect. scope The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT; (January 26, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff questioned the building separation of the office building and the parking deck. Staff stated the ordinance would typically require a building separation of not less than 20 -feet. Staff also stated the maximum aggregated building coverage for 0-2 zoned property was 40 percent. Staff requested the applicant provide the total building coverage for the proposed deck. Staff also stated the typical building setback for 0-2 zoned property was 25 -feet from all property lines. Staff requested the applicant provide all building setbacks from property lines. Staff also stated the applicant was requesting to utilize an existing vacant lot located on 13t" and Marshal Streets for temporary parking. The applicant stated 4 February 16, 2006 SUBDIVISION rir r the site was previousfy used as a lay -down yard and stated the current request was to allow the temporary use of the site as parking for the duration of the parking deck construction which is contracted for completion in less than a year. The applicant noted that part of the site was already paved, that the fence was existing, and that the applicant was preserving the majority of the good sized trees. According to the applicant after the construction period, the site would either actively or passively be put back into grass. The applicant stated the long term plans had not been determined. Public Works comments were addressed. Staff stated the indicated sidewalk was inadequate to meet the current requirement;. Staff stated they would support a reduced sidewalk (4 -feet) if passing areas were provided. The applicant stated the grade of the street was 18 percent which was not compliant with ADA requirements. Staff stated the sidewalk width was important and a minimum of four feet was all they would support. Landscaping comments were addressed. Staff stated the indicated site plan did .not allow the required landscaping along the southern perimeter of the site. Staff stated a variance would be required from City Beautiful Commission as well as .the Commission. Staff also stated one-third of the trees planted next to the :proposed structure must be a minimum of 30 -feet in height at maturity. Staff questioned how the massing of the building would be minimized. The applicant indicated the structure would be constructed of precast panel screens 42 -inches in height. The applicant stated the automobiles would be screened. Staff questioned if planters would be placed on the deck to add visual interest to the structure. The applicant indicated this would be considered. 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. ANAL: The applicant submitted a revised site plan to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting, The applicant has indicated all building setback dimensions, the building separation, the proposed sidewalk construction per ordinance requirement and the propoSed landscaping plan. The parking deck is proposed as a four story parking structure to accommodate 1,005 automobiles. The structure is approximately 50.6 feet above grade at the highest point (western side) and contains a total of 320,744 square feet. The ordinance typically allows a maximum building height of 45 -feet with one ,-i February 16, 2006 SUBDIVISION ITEM NO.: 6 Cont. FILEZ_4336-V additional foot added for each foot of setback. The building height along the western property line meets the required setback. Along the southern property line, the setback is not adequate to meet the typical minimum ordinance requirement. The developers have indicated each of the lower parking levels of the parking deck will have an at -grade entrance from Maryland Street. The upper level of the parking deck ties into a surface parking lot which has been provided near the Battery and Maryland Streets intersection for visitors to the Professional Office Building which is currently under construction. Gates will be used to control entrance into each of the levels of parking. A twenty-four (24) hour security guard will man the gates to allow persons who mistakenly enter the structure the ability to exit without having to back into the street. The site plan indicates the proposed parking deck will be set at 3.11 -feet from the southem property line at the southeast corner (adjacent to the surface parking lot) increasing to 4.92 feet at the southwest corner. The structure is proposed at 19.81 feet from the access drive located along the western boundary which is the eastern boundary of the former right-of-way line for South Schiller Street. (The Little Rock Board of Directors abandoned the 60 -foot right -o€ -way for South Schiller Street on April 5, 2005, by the adoption of Ordinance No. 19,306.) The surface parking lot has a landscape strip varying from 2.97 feet to 3.11 feet at the southern perimeter. The applicant is seeking a variance from Section 36-280(e)(1) to allow a reduced - setback along the southern perimeter. The ordinance typically requires a 25 -foot building setback adjacent to property lines. Based on the size of the parking structure and area necessary to provide the required maneuvering area for the structure, the required setback in this area can not be achieved. Staff is supportive of the variance request. The area in question is located adjacent to ACH owned and developed property. The area to the west is undeveloped hospital owned property and the area to the south is a parking lot. A variance is being requested from the Landscape and Buffer Ordinances. The site plan indicates a reduced landscape strip along the southern perimeter of the site. The site plan also indicates reduced buffering along the northern perimeter of the site. A variance request from Section 36-280(b)(3) to allow an increased area of building coverage is also being requested. The ordinance typically allows an aggregate building coverage of not more than forty (40°/x) percent. The applicant has indicated the additional building coverage is necessary to develop the deck The structure is proposed to "fit" the with the least impact on the area, topography of the site. When the structure is viewed from the east the structure will appear as a single level parking structure. When viewed from the west the A February 16, 2006 SUB©IVISION NO.: 6 Cont. F1LE N�.: Z -4336-V structure will appear as a four story structure. According to the applicant, to reduce the overall building coverage would require the structure to be increased in height. Staff feels this increased building coverage is a more acceptable alternative than increasing the height of the structure to obtain the desired number of parking spaces. The applicant has provided a landscape plan with details of how the massing of the structure will be broken. The landscape plan indicates the placement of Southern Magnolia's along the western perimeter and the northern perimeter (interstate 630) of the development. This species of trees typically grows 40 — 60 feet with a maturity height of 100 -feet. The proposal includes the placement of Lacebark Elm trees along the Maryland Street, which are smaller shade trees. In, addition, at the entrances to the parking structure, Crape Myrtles will be used to - provide additional plantings. Autumn Blaze Red Maples are proposed along Battery Street, the eastern perimeter of the site and Savannah Holly will be planted along the service drive and behind the office building currently under construction to break the massing when viewed from the Interstate. The landscape plan also indicates the placement of shrubs as required by the Landscape Ordinance. The proposed tree size at planting exceeds ordinance requirements. The site plan indicates the structure will be constructed of precast concrete spandrel panels. Vinyl coated chain link security fencing is also being proposed. The site plan indicates concrete shear walls with thorocoat finish to match the precast panels. The site plan indicates a color scheme to match the office: building located adjacent to the structure. The applicant is also proposing the placement of a temporary parking lot at Wolfe and 13th Streets. The site was .recently used as a "lay -down" .area for the construction of the new research building. Compacted S132 will be used as the surface material for the temporary parking lot. Existing curb cuts on Wolfe Street will be closed and access from West 13th Street will be provided. Staff is supportive of this request. Staff is supportive of the applicant's request. The development of the parking structure to service 1,005 automobiles in staff's opinion is an asset to the campus. The developers have indicated the construction of the deck utilizing the topography of the area to the maximum extent possible to minimize the impact on the area. Although, there are several variance requests being sought for the development of the structure, staff does not feel the variance requests will negatively impact the area. To staffs knowledge there are no outstanding issues associated with the proposed request. 7 February 16, 2006 SUBDIVISION ITEM NO.: 6 (Cont. STAFF RECOMMENDATION: FILE NO.: Z -4336-V Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the requested variance from Section 36-280(e)(1) to allow reduced setback along the southern perimeter of the site. Staff recommends approval of the requested variance from Section 36-280(b)(3) to allow an increase area of building coverage. Staff recommends approval of the requested variance from Section 36-280(d) to allow an increased building height. Staff recommends approval of the requested variance to allow a reduced landscape and buffer strip along the south and northern perimeters. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) 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 comments and conditions as outlined in paragraphs D, E. F and H of the agenda staff report. Staff also presented recommendations of approval of the requested variance from Section 36-280(e)(1) to allow reduced setback along the southern perimeter of the site, the requested variance from Section 36-280(b)(3) to allow an increase area of building coverage, the requested variance from Section 36-280(d) to allow an increased building height and the requested variance to allow a reduced landscape and buffer strip along the south and northern perimeters. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. I:3 ITEM NO.: 6 NAME: Children's Hospital Zoning Site Plan Review LOCATION: 1900 Battery Street Z -4336-V Planning Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. Provide a site plan indicting the areas proposed as temporary parking, the staging area for the parking deck construction and any other activities dislocated during the construction process. 3. Provide the total number of parking spaces proposed within the deck. The cover letter indicates a small surface parking lot. Provide the location of the surface parking lot and provide the total number of parking spaces. 4. Identify areas of landscaping and provide staff with a landscape plan for the proposed site. Indicate the number of trees and the species of trees proposed along the perimeters of the site. 5. Provide details of how the massing of the parking structure will be broken. 6. Will there be any gates located adjacent to the roadways? If so provide the location of the gates and the minimum opening width. 7. In the general notes section provide the total building coverage, the total building height, the total site area. 8. Provide the building setback dimension on the proposed plat from all property lines. The Zoning Ordinance would typically require the placement of a 25 -foot building setback from property lines. 9. Will there be any signage located on the proposed lots? If so indicate the location of the proposed signage along with a note indicating the total height and area. 10. Will the new building be attached to the new building currently under construction? 11. Any site lighting should be low level and directional, directed inward and away from residentially zoned or used properties. Variance/Waivers: 1. A variance from Section 36-280 (e)(1) to allow reduced setback around the perimeters of the site. 2. A variance from Section 36-280(b)(3) to allow an increase area of building coverage. 3. A variance from Section 36-282(b)(4) to allow a reduced setback for detached buildings. Public Works Conditions 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The minimum width of sidewalk at back of curb is 5 feet. 2. Repair or replace any street, curb and gutter, or sidewalk that is damaged in the public right-of-way prior to occupancy. All repairs and improvements to Battery Street must be completed prior to occupancy. 3. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379- 1813 (Steve Philpott) for more information regarding streetlight requirements. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main on site. No construction is allowed over existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: 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. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. LATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center Route. Planning Division: No comment. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The southern perimeter of the site does not allow for the minimum six foot nine inch (6'- 9") minimum landscape strip. This is a requirement of both the Landscape Ordinance and the Zoning Ordinance. A variance from this minimum requirement must be granted from the City Beautiful Commission. The Landscape Ordinance requires that one-third (1/3) of the trees planted next to the proposed structure to be a minimum of thirty (30) foot in height at maturity. The Landscape Ordinance requires a thirty (30') foot wide landscape strip along freeways or expressways. This site is located in the designated mature area of the city; therefore, there is some flexibility to this requirement. However, special attention should be made to address the sites visibility to both Interstate 630 and the adjoining properties to the west. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006.