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HomeMy WebLinkAboutZ-4336-X Staff AnalysisJune 22, 2006 ITEM NO.: 12 FILE NO.. Z -4336-X NAME: Arkansas Children's Hospital Zoning Site Plan Review — Two (2) Temporary Parking Lots LOCATION: Located at 800 South Marshall Street and 800 South Battery Street 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 CURRENT ZONING PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 2 Zoning Lots FT. NEW STREET: 0 LF 0-2, Office and Institutional District 8 — Central City 10 VARIANCES/WAIVERS REQUESTED: A variance to allow a reduced landscape strip along the southern perimeter of Site 2.- A. PROPOSAL: The request includes a Zoning Site Plan Review and approval for two (2) temporary parking lots; one located at 800 South Marshall Street and the second located at 800 South Battery Street. Site 1 — former Financial Il Building — is located on the Southeast corner of Marshall and Maryland Streets, The site was formerly used as a funeral home. The owners intend to remove the old building and place a temporary parking lot in the area. The rational is that Arkansas Children's Hospital plans in the near future to building a major multi -story building just to the west, possibly a parking deck on this site, and to change all the surroundings, and in any event totally reconstruct this entire block of parking. The project is in the preliminary design stage. The parking lot will tie into an existing parking lot located to the south and June 22, 2006 SUBDIVISION M NO.: 12 (Cont. 711 CAlr_�. east of the current building. Fifty-three new parking spaces will be added to the existing parking lot. Site 2 — the former Transport House — is located on the Southeast corner of Maryland and Battery Streets. The site is the two sto artment building. The owners intend to remove the building to constructlowbrick nine additional parking spaces. There is substantial green space west of the old building, potential to the south and a six foot board fence is located along the southern perimeter. There is landscaping to the east and north as well. The developers are requesting to place additional plantings along the southern perimeter and be allowed a reduced landscape strip in this area. B. EXISTING CONDITIONS: The request is for an expansion of two existing asphalt surface to create additional surface parking. ing + i g The areas foots by r addition of the parking spaces currently contain vacant buildings with existing parking located around the buildings. The area is predominately hospital owned and used property consisting of clinics and surface parking areas. 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: �. A 20 foot radial dedication of right-of-way is required at intersections with new development. 2. All driveways shall be concrete aprons per City Ordinance. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a single driveway access centered on the property line. The width of driveway must not exceed 36 feet. 5. Close all old curb cuts. 6. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. E F G June 22, 2006 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -4338-X Entergy: No comment received. Center -Point Enerqv: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Count Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route- ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The new parking areas need to be a minimum of seven and a half (T-6") in width for credit towards the cities minimal landscape ordinance requirements. 3. Interior islands are to be evenly distributed throughout the parking area(s). 4. The City Beautiful Commission commends your effort to preserve the existing trees on site. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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 few outstanding issues associated with the request. Staff requested the applicant provide the time frame for use of the parking lot. Mr. Kent Taylor stated the parking lot would be used for two (2) to five (5) years. He stated the long term plan for the site included the construction of a new building and potentially a parkin deck in the area. g 3 June 22, 2006 SUBDIVISION M NO_: 12 (Cont.) F=ILE NO.: Z -4336-X Public Works comments were addressed. Staff stated a radial dedication was required at the intersections of the new development. Staff also stated the lots must share a single drive with a maximum width of 36 -feet. Landscaping comments were addressed. Mr. Taylor stated the desire was to reduce the landscaping on the new parking area. Staff stated since the parking was existing no new landscaping would be required but requested the applicant preserve the existing landscaped areas. 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 provided a revised site plan to staff addressing most of the issues raised at the June 1, 2006, Subdivision Committee meeting. The revised site plan indicates radial dedications at the intersecting streets and a single shared drive with a maximum width of 36 -feet. The request includes a Zoning Site Plan Review and approval for two (2) temporary parking lots, one located at 800 South Marshall Street and the second located at 800 South Battery Street. According to the applicant, the temporary lots will be used for a period not to exceed five years. Site 1 is the farmer Financial II Building and is located on the Southeast corner of Marshall and Maryland Streets. The site was formerly used as a funeral home. The owners intend to remove the old building and place a temporary parking lot in the area. There are 53 additional parking spaces proposed in this area. The rational provided by the applicant is that Arkansas Children's Hospital plans in the near future to building a major multi -story building just to the west and possibly a parking deck on this site. Long-term plans include a change to all the surroundings and total reconstruction of this entire block of parking. Site 2 is the former Transport House and is located on the Southeast corner of Maryland and Battery Streets. The site currently contains a two story yellow brick apartment building which will be removed to allow nine additional parking spaces to be added to the existing parking lot. The areas of landscape along the southern perimeter of the building will be maintained and a six foot board fence will be maintained along the southern perimeter to protect the adjoining single- family residence, The buffer area will be less than the 7 -feet 9 -inches required by minimum ordinance standards. Additional plantings will be placed in this area to help enhance the reduced buffer area. Staff is supportive of the applicant's request for a reduced buffer in this area. The use of the site for a parking is a temporary use and with the additional plantings, staff feels this will off set any potential impacts. Staff is supportive of the applicant's request. Staff does not feel the expansion of two existing parking lots to be used as temporary parking will adversely impact 0 June 22, 2006 SUBDIVISION NO.: 12 Cont. FILE NO.: Z -4336-X the adjoining properties. To staff's knowledge there are no outstanding issues associated with the proposed 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 applicant's request for a reduced buffer along the southern perimeter of Site 2. 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 a two year deferral of all street improvements pending submittal of a site plan for the permanent development of the site. Staff stated the buffer along the southern perimeter of Site 2 was meeting current minimum ordinance standards. 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. 5 SBC: No comment received. Central Arkansas Water: water meter(s) are required. Contact Central Arkansas Water if larger and/or additional Fire Department: Install fire hydrants per code. Department at 918-3700 for additional information. County Planning: No comment. (-ATA- Planning Division: No comment. Landscape: Contact the Little Rock Fire 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The new parking areas need to be a minimum of seven and a half (7'-6") in width for credit towards the cities minimal landscape ordinance requirements. 3. Interior islands are to be evenly distributed throughout the parking area(s). 4. The City Beautiful Commission commends your effort to preserve the existing trees on site. 5. An automatic irrigation system to water landscaped areas will be required. 6. 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 # 12