Loading...
HomeMy WebLinkAboutZ-4336-W Staff AnalysisFILE NO.: Z -4336-W NAME: Arkansas Children's Hospital Zoning Site Plan Review and Alley Abandonment LOCATION: Located on the Southwest corner of West 13th and Marshall Streets DEVELOPER: Arkansas Children's Hospital 800 Marshall Street Little Rock, AR 72202 ENGINEER: Cromwell Architects 101 South Spring Street Little Rock, AR 72201 AREA: 0.28 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: 0-2, Office and Institutional District PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 10 VARIANCESNVAIVERS REQUESTED: A variance to allow a reduced building setback along the eastern and western perimeters of the site. A. PROPOSAL..: The applicant is requesting a Zoning Site Plan Review for the project and abandonment of the half alley between Marshall and Bishop Streets, running north from Daisy L. Gatson Bates to the mid block line. The site plan review scope of work includes a new one-story General Pediatric Clinic of over 16,000 square feet on the Southwest corner of the block, with total reconstruction of the existing parking lot on the north side of the block. The building and its landscaping will be designed to be compatible with the housing stock typical in the neighborhood. The site plan includes a variance from the zoning ordinance, including a reduction in the side yard setback along Marshall Street and along the eastern perimeter adjacent to the alley. The reduced setbacks are necessary to avoid utilities located in the alley. FILE NO.: Z -4336-W Cont. The alley abandonment request is to close the south half of the alley which was not abandoned when the northern half was closed and abandoned. The request is to close and abandon the south half, leaving the utility easement in place. Power and sanitary sewer will remain in the alley. B. EXISTING CONDITIONS: The northern portion of the site contains a surface parking area while the southern area is undeveloped. The area contains hospital facilities both in buildings and surface parking lots. There are residential uses located in the area to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The Central High Neighborhood Association, the Capitol Hill Neighborhood Association and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Marshall and Daisy L. Gatson Bates Streets. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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). 4. 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 street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Easement required to be retained for alley abandonment. Contact Little Rock Wastewater Utility at 688-1414 for additional information. 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. Additional fire hydrant(s) may 011 FILE NO.: Z -4336-W (Cont. 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) Central Arkansas Water has no existing or planned facilities located within the alley right-of-way and has no objection to closure and abandonment of easement rights in that area. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An average of eighteen foot (18) wide and in no case less than nine -foot (9) wide street buffer is required along the northern perimeter of the site. It appears the parking lot could be shifted to the south and thus allows the project to meet this minimum requirement. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. G. SUBDIVISION COMMITTEE COMMENT: (June 1, 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 stated the review included an abandonment of an existing alley located within the site. Staff stated the site was zoned 0-2 which typically required a minimum building setback of 25 -feet for all property lines. Staff requested the applicant provide the dimensions from all property lines to ensure compliance or request a variance in the areas the building was not set at the minimum 25 -foot setback. Mr. Kent Taylor questioned if the building setback adjacent to the alley would require a 25 -foot setback. Staff indicated a variance would be required in this area. Staff requested the number of doctors to staff the facility. Mr. Taylor stated the parking lot would be limited to patient parking only. Public Works comments were addressed. Staff stated a 20 -foot radial dedication would be required at the intersections of Marshall and Daisy L. Gatson Bates Streets. Staff stated no improvements would be required. FILE NO.: Z -4336-W Cont. Landscaping comments were addressed. Staff stated compliance with the City's Landscape and Buffer ordinances would be required. Staff also stated a street buffer averaging eighteen (18) feet would be required adjacent to the street sides. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the proposed building setbacks for all property lines, areas designated as landscape and provided a 20 -foot radial dedication at the intersections of streets. The building is proposed as a General Pediatric Clinic. The clinic is to be a teaching facility to be served by existing doctors on facility and doctors completing their residency. The site contains a total of 90,990 square feet and the building footprint is proposed as 18,110 square feet or 20 percent building coverage. The site is zoned 0-2 which would typically allow a building footprint of 36,396 square feet or 40 percent of the total site area. The proposed building is well within the allowable percentage of building coverage. The site plan indicates the placement of 68 on site parking spaces. The parking is proposed to serve the general Pediatric Clinic patients only. As indicated doctors on facility and doctors completing their residency will staff the clinic. As a rule, Arkansas Children's Hospital requires all employees park in designated employee parking lots located nearby on the campus and are not considered as part of the parking requirements for the new building. Staff feels the proposed parking is adequate to meet the needs of the proposed new building. The building is proposed with a fourteen (14) foot setback from the western property line and a zero foot setback from the eastern property line adjacent to the alleyway which is requested for abandonment. The building is proposed to be a minimum of 25 -feet from the southern perimeter or adjacent to Daisy L. Gatson Bates Street. The site is currently zoned 0-2 which typically requires a minimum setback of 25 -feet from all property lines. A variance to allow reduced setbacks along the east and west property lines is being sought. Staff is supportive of the variance request. Properties to the east and west are a part of the Arkansas Children's Hospital Campus and the setbacks as proposed should have minimal impact on the adjoining properties. M FILE NO.: Z -4336-W Cont. Signage for the facility is being proposed as typically allowed in office zones. The signs will be placed along street frontages not to exceed six feet in height and sixty-four square feet in area. The request includes the abandonment of an alleyway located along the eastern perimeter of the site. The alley abandonment request is to close the south half of an alley which was not abandoned when the northern half was closed and abandoned. The request is to close and abandon the south half, leaving the utility easement in place. The applicant has provided approval from the various utilities stating their desire for easements. Power and sanitary sewer remain in the alley. Staff is supportive of the alley abandonment request. The applicant has provided building elevations to ensure the construction of the new building will be compatible with the uses located to the south of the site. The building will be constructed of materials that will blend with the existing neighborhood and the rear of the building will have design elements that does not "turn its back" to the neighborhood. A deck will be added to the rear of the building to break the massing of the structure. In addition, landscaping will be added in this area to soften the building design and break the massing of the structure. Staff is supportive of the applicant's request. The request is for a Zoning Site Plan Review for a new one-story General Pediatric Clinic with a total of 16,000 square feet of clinic space. A total reconstruction of the existing parking lot on the north side of the block is proposed in addition to the new construction. The building and its landscaping will be designed to be compatible with the housing stock typical in the neighborhood. Although the site plan includes variances from the building setback requirement along Marshall Street and along the eastern perimeter adjacent to the alley staff does not feel this will impact the adjoining properties. Staff feels the applicant has done a good job in minimizing the potential impacts on the adjoining properties. To staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATION Staff recommends approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced side yard setback along the eastern and western perimeters of the site. Staff recommends approval of the requested alley abandonment subject to the abandoned alley right-of-way being retained as a utility and drainage easement. LANNING COMMISSION ACTION: (JUNE 22, 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 5 FILE NO.: Z -4336-W {Cont. request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the applicant's request to allow a reduced side yard setback along the eastern and western perimeters of the site. Staff also presented a recommendation of approval of the requested alley abandonment subject to the abandoned alley right-of- way being retained as a utility and drainage easement. There was no further discussion of the item. A motion was made 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. 0 June 22, 2006 ITEM NO.: 11 FILE NO.: Z -4336-W NAME. Arkansas Children's Hospital Zoning Site Plan Review and Alley Abandonment LOCATION: Located on the Southwest corner of West 13th and Marshall Streets DEVELOPER: Arkansas Children's Hospital 800 Marshall Street Little Rock, AR 72202 ENGINEER - Cromwell Architects 101 South Spring Street Little Rock, AR 72201 AREA: 0.28 acres URRENT ZONING PLANNING DISTRICT: CENSUS TRACT NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF 0-2, Office and Institutional District 8 — Central City 10 VARIAN CESMAIVERS REQUESTED: A variance to allow a reduced building setback along the eastern and western perimeters of the site. A. PROPOSAL: The applicant is requesting a Zoning Site Plan Review for the project and abandonment of the half alley between Marshall and Bishop Streets, running north from Daisy L. Gatson Bates to the mid block line. The site plan review scope of work includes a new one-story General Pediatric Clinic of over 16,000 square feet on the Southwest corner of the block, with total reconstruction of the existing parking lot on the north side of the block. The building and its landscaping will be designed to be compatible with the housing stock typical in the neighborhood. The site plan includes a variance from the zoning ordinance, including a reduction in the side yard setback along Marshall Street and along the eastern perimeter adjacent to the alley. The reduced setbacks are necessary to avoid utilities located in the alley. June 22, 2006 SUBDIVISION ITEM NO.: 1.1 Cont. FILE NO.: Z -4336-W The alley abandonment request is to close the south half of the alley which was not abandoned when the northern half was closed and abandoned. The request is to close and abandon the south half, leaving the utility easement in place. Power and sanitary sewer will remain in the alley. B. EXISTING CONDITIONS: The northern portion of the site contains a surface parking area while the southern area is undeveloped. The area contains hospital facilities both in buildings and surface parking lots. There are residential uses located in the area to the south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, Staff has not received any comment from area residents. The Central High Neighborhood Association, the Capitol Hill Neighborhood Association and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS - Public Works -- 1 - orks:1. A 20 foot radial dedication of right-of-way is required at the intersection of Marshall and Daisy L. Gatson Bates Streets. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. 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). 4. 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 street light requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Easement required to be retained for alley abandonment. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Enter. : No comment received. Center -Point Energy: No comment received. SBC: No comment received. o►: F G June 22, 2006 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z -4336-W Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) may 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) Central Arkansas Water has no existing or planned facilities located within the alley right-of-way and has no objection to closure and abandonment of easement rights in that area_ Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 for additional information. Count Plannin : No comment. CATA: The site is not located on a dedicated CATA Bus Route, ISSUES/TECHNICAL/DESIGN: Plannin Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An average of eighteen foot (18) wide and in no case less than nine -foot (9) wide street buffer is required along the northern perimeter of the site. It appears the parking lot could be shifted to the south and thus allows the project to meet this minimum requirement. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. SUBDIVISION COMMITTEE COMMENT: (June 1, 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 stated the review included an abandonment of an existing alley located within the site. Staff stated the site was zoned 0-2 which typically required a minimum building setback of 25 -feet for all property lines. Staff requested the applicant provide the dimensions from all property lines to ensure compliance or request a variance in the areas the building was not set at the minimum 25 -foot setback. Mr. Kent Taylor questioned if the building setback adjacent to the alley would require a 25 -foot setback. Staff indicated a variance would be required in this area. Staff requested the number 3 June 22, 2006 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -4336-W of doctors to staff the facility. Mr. Taylor stated the parking lot would be limited to patient parking only. Public Works comments were addressed. Staff stated a 20 -foot radial dedication would be required at the intersections of Marshall and Daisy L. Gatson Bates Streets. Staff stated no improvements would be required. Landscaping comments were addressed. Staff stated compliance with the City's Landscape and Buffer ordinances would be required. Staff also stated a street buffer averaging eighteen (18) feet would be required adjacent to the street sides. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The applicant has indicated the proposed building setbacks for all property lines, areas designated as landscape and provided a 20 -foot radial dedication at the intersections of streets. The building is proposed as a General Pediatric Clinic. The clinic is to be a teaching facility to be served by existing doctors on facility and doctors completing their residency, The site contains a total of 90,990 square feet and the building footprint is proposed as 18,110 square feet or 20 percent building coverage. The site is zoned 0-2 which would typically allow a building footprint of 36,396 square feet or 40 percent of the total site area. The proposed building is well within the allowable percentage of building coverage. The site plan indicates the placement of 68 on site parking spaces. The parking is proposed to serve the general Pediatric Clinic patients only. As indicated doctors on facility and doctors completing their residency will staff the clinic. As a rule, Arkansas Children's Hospital requires all employees park in designated employee parking lots located nearby on the campus and are not considered as part of the parking requirements for the new building. Staff feels the proposed parking is adequate to meet the needs of the proposed new building. The building is proposed with a fourteen (14) foot setback from the western property line and a zero foot setback from the eastern property line adjacent to the alleyway which is requested for abandonment. The building is proposed to be a minimum of 25 -feet from the southern perimeter or adjacent to Daisy L. V June 22, 2006 SUBDIVISION ITEM NO.: 11 (Co FILE NO.: Z -4336-W Gatson Bates Street. The site is currently zoned 0-2 which typically requires a minimum setback of 25 -feet from all property lines. A variance to allow reduced setbacks along the east and west property lines is being sought. Staff is supportive of the variance request. Properties to the east and west are a part of the Arkansas Children's Hospital Campus and the setbacks as proposed should have minimal impact on the adjoining properties. Signage for the facility is being proposed as typically allowed in office zones. The signs will be placed along street frontages not to exceed six feet in height and sixty-four square feet in area. The request includes the abandonment of an alleyway located along the eastern perimeter of the site. The alley abandonment request is to close the south half of an alley which was not abandoned when the northern half was closed and abandoned. The request is to close and abandon the sorfth half, leaving the utility easement in place. The applicant has provided approval from the various utilities stating their desire for easernents. Power and sanitary sewer remain in the alley. Staff is supportive of the alley abandonment request. The applicant has provided building elevations to ensure the construction of the new building will be compatible with the uses located to the south of the site. The building will be constructed of materials that will blend with the existing neighborhood and the rear of the building will have design elements that does not "turn its back" to the neighborhood. A deck will be added to the rear of the building to break the massing of the structure. In addition, landscaping will be added in this area to soften the building design and break the massing of the structure. Staff is supportive of the applicant's request. The request is for a Zoning Site Plan Review for a new one-story General Pediatric Clinic with a total of 16,000 square feet of clinic space. A total reconstruction of the existing parking lot on the north side of the block is proposed in addition to the new construction. The building and its landscaping will be designed to be compatible with the housing stock typical in the neighborhood. Although the site plan includes variances from the building setback requirement along Marshall Street and along the eastern perimeter adjacent to the alley staff does not feel this will impact the adjoining properties. Staff feels the appJicant has done a good job in minimizing the potential impacts on the adjoining properties. To staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends approval of the requested variance to allow a reduced side yard setback along the eastern and western perimeters of the site. 5 June 22, 2006 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -4336-W Staff recommends approval of the requested alley abandonment subject to the abandoned alley right-of-way being retained as a utility and drainage easement. PLANNING COMMISSION ACTION: (JUNE 22, 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 and F of the agenda staff report. Staff presented a recommendation of approval of the applicant's request to allow a reduced side yard setback along the eastern and western perimeters of the site. Staff also presented a recommendation of approval of the requested alley abandonment subject to the abandoned alley right-of- way being retained as a utility and drainage easement. There was no further discussion of the item. A motion was made 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. 0 a7*81►[elm §I Z -4336-W NAME: Arkansas Children's Hospital Zoning Site Plan Review and Alley Abandonment LOCATION: located on the Southwest corner of West 13th and Marshal Streets Planning Staff 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 June 7, 2006. The Office of Planning and Development must receive the proof of notice no later than June 16, 2006. 2. The site is zoned 0-2 which allows for a 40% to I building coverage. Provide the total building coverage of the proposed building. ' .,,�� ��,���; 3. Dimension all building setbacks. Properties zone 0-2 typically require a minimum setback of 25 -feet from all property lines. ,qi 4. Identify and dimension all landscaped areas. 5. Provide the building elevations for the proposed structure. 6. Change the street name of West 14th Street to Daisy L. Gatson Bates Street. 7. Will the ambulance pull off be covered? 8. Provide the total number of doctors to staff the facility and the total number of employees. 9. 68 parking spaces have been indicated. Typically parking is based on the number of doctors to serve the facility. -Sams- Variance/Waivers: Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Marshal and Daisy L. Gatson Bates Street. 2. Repair or replace any curb and gutter or sidewalk that is damage i)he public right-of-way prior to occupancy. 3. 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). 4. 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 street light requirements. Utilities and Fire Department/County Planning: Item # I I Wastewater: Sewer available to this property. Easement required to be retained for alley abandonment. 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. Additional fire hydrant(s) may 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) Central Arkansas Water has no existing or planned facilities located within the alley right-of-way and has no objection to closure and abandonment of easement rights in that area. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An average of eighteen foot (18) wide and in no case less than nine -foot (9) wide street buffer is required along the northern perimeter of the site. It appears the parking lot could be shifted to the south and thus allows the project to meet this minimum requirement. 3. An automatic irrigation system to water landscaped areas will be required. 4. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, June 7, 2006. Item # 11