HomeMy WebLinkAboutZ-4336-GG Staff AnalysisFILE NO.: Z -4336 -GG
Owner: Arkansas Children's Hospital
Applicant: Brian Tinnel, McClelland Consulting Engineers
Location: Various lots located primarily within an area
bounded by Maryland Avenue, Daisy Bates
Drive, Schiller Street and Martin Luther King
Drive.
Area: 10.71 Acres total
Request: Rezone from Various Districts to 0-2
Purpose: Future Arkansas Children's Hospital facilities
Existing Use: Various uses and structures
A. PUBLIC WORKS COMMENTS:
1. Martin Luther King Drive, Daisy L. Gatson Bates Drive, and Battery
Street are classified on the Master Street Plan as collector streets. A
dedication of right-of-way 30 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan .
specifies that Maryland, 12tH, 131" 10th, 11 th and 8tH Streets for the
frontage of this property must meet commercial street standards.
Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan
specifies that Schiller, Summit, Bishop, and Wolfe Streets for the
frontage of this property must meet commercial street standards.
Dedicate right-of-way to 30 feet from centerline.
4. A 20 foot radial dedication of right-of-way is required at all the
intersections adjacent to properties being rezoned by this application.
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.
FILE NO.: Z -4336 -GG (Cont.)
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 Public Institutional and Mixed Office Commercial for this
property. The applicant has applied for a rezoning from Various Districts
to 0-2 Office and Institutional District for future Children's Hospital
expansion.
There are two areas shown as residential on the Plan; however, at this
time staff does not feel there is need for a Land Use Plan change. As part
of a future clean up, this can be handled.
Master Street Plan:
Daisy Gatson Bates Drive, Battery, and Martin Luther King Drive are shown
as Collectors. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. Schiller, 8th Street and the other
streets in this vicinity are shown as Local Streets. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets
which are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Streets". These streets have
a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan:
Class II routes are shown along Daisy Gatson Bates and Martin Luther
King Drive. A Class II bikeway is located on the street as either a 5'
shoulder or six foot marked bike lane. Additional paving and right-of-way
may be required.
Neighborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
OA
FILE NO.: Z -4336 -GG Cont.
E. STAFF ANALYSIS:
Arkansas Children's Hospital, owner of the fourteen (14) parcels of land
located primarily 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 for
Arkansas Children's Hospital. The fourteen (14) parcels proposed for
rezoning are as follow (please refer to the attached zoning map for
labeling of tracts):
TRACT A — R3 & R4 TO 02
Lots 7-10, Block 6, Marshall and Wolfe's Addition, to the City of Little Rock
being 0.45 Acres±: Northwest corner of Maryland Avenue and Schiller
Street.
TRACT B — C3 TO 02
North Y2 Lots 1-3, Block 412, Compton's Addition, to the City of Little Rock
being 0.26 Acres±: Southwest corner of West 8th Street and M.L.K. Drive.
TRACT C — R3 TO 02
Lot 10, Block 9, Marshall and Wolfe's Addition, to the City of Little Rock
being 0.17 Acres±: West side of S. Battery Street, between Maryland
Avenue and West 10th Street.
TRACT D — C3 TO 02
Lot 1, Block 4, Fitzgerald's Addition, to the City of Little Rock being 0.19
Acres±: Southwest corner of Maryland Avenue and Bishop Street.
TRACT E — R3 R4 C3,12 TO 02
All of Block 15, Marshall and Wolfe's Addition to the City of Little Rock,
being 2.11 Acres±: Block bounded by S. Schiller, S. Summit, West 10th
and West 11 th Streets.
TRACT F — 01 TO 02
East 50 feet of the West 100 feet of Lots 1-3, Block 14, Marshall and
Wolfe's Addition to the City of Little Rock, being 0.18 Acres±:" South side
of West 10th Street, between S. Summit and S. Battery Streets.
TRACT G — 03 TO 02
Lots 1-3, Block 12; Marshall and Wolfe's Addition to the City of Little Rock,
being 0.53 Acres±: Southeast corner of S. Wolfe and West 10th Streets.
TRACT H — C3 R4% 01 TO 02
East 50 feet of Lots 1-3, all of Lots 4-7, Block 405, Lincoln's Addition to the
City of Little Rock, being 0.86 Acres±: Northeast corner of M.L.K. Drive
and West 11 th Street.
3
FILE NO.: Z -4336 -GG Cont.
TRACT I — R3, R4, R5, C3 TO 02
All of Block 18, Marshall and Wolfe's Addition to the City of Little Rock,
being 2.16 Acres±: Block bounded by S. Schiller, S. Summit, West 11 th
and West 12th Streets.
TRACT J — R3 & R4 TO 02
West 100 feet of Lots 5 and 6, Block 19, Marshall and Wolfe's Addition to
the City of Little Rock, being 0.23 Acres±: Northeast corner of S. Summit
and West 12th Streets.
TRACT K — 03 TO 02
The South Y2 of Lot 4, all of Lots 5-6, Block 409, Lincoln's Addition to the
City of Little Rock, being 0.57 Acres±: Northeast corner of S. Bishop and
West 12th Streets.
TRACT L — C3, 03 TO 02
Lots 1-5 and the West Y2 of the former alley between Lots 1-3 and Lots 10-
12, Block 5, Centennial Addition, to the City of Little Rock being 0.80
Acres±: Southeast corner of S. Battery and West 12th Streets.
TRACT M — 03, C3 TO 02
Lots 1-6 and 9-12, Block 2, Centennial Addition to the City of Little Rock,
being 1.55 Acres±: Northeast corner of S. Bishop and West 13th Streets.
TRACT N — R3 TO 02
Lots 1-4, Block 9, Centennial Addition to the City of Little Rock, being
0.65±: Southeast corner of S. Battery and West 13th Streets.
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. The existing
condition of the parcels proposed for rezoning are as follows:
TRACT A — Vacant and grass covered
TRACT B — Vacant and grass covered
TRACT C — Single family residential structure fronting S. Battery Street.
TRACT D — Paved parking lot serving Children's Hospital facilities.
TRACT E — North Y2 of the block is paved parking for Children's, with the
South Y2 being vacant and grass covered.
TRACT F — Vacant and grass covered
EI
FILE NO • Z -4336 -GG Cont.
TRACT G — Ronald McDonald House and parking
TRACT H — Commercial building (previously PC Hardware) fronting
M.L.K. Drive, two (2) residential structures fronting West 11th Street, and a
vacant commercial building fronting West 1 & Street.
TRACT I — Vacant and grass covered
TRACT J — Vacant and grass covered
TRACT K — Two (2) office buildings (Children's) fronting Bishop Street
TRACT L — Commercial building (Children's grounds -keeping facility)
fronting West 12th Street, with vacant lots to its south.
TRACT M — Two (2) office buildings (Children's) fronting Bishop Street,
with vacant lots fronting M.L.K. Drive.
TRACT N — Single-family structure fronting West 13th Street, with
remaining lots being vacant and grass covered.
The City's Future Land Use Plan designates all of the parcels as Public
Institutional and Mixed Office Commercial, with the exception of two (2)
parcels. Tract A is designated as Single Family and Tract N is designated
as Low Density Residential. Staff will not require a Land Use Plan
Amendment at this time since the two (2) parcels are only small fractions
of a block. Land Use Plan Amendments for these two (2) parcels can be
handled at a later date with a clean-up issue for this general area.
Staff is supportive of the requested rezoning. All of the parcels proposed
for rezoning are primarily 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. Staff has instructed Children's to request
0-2 zoning for all of their property ownership as it is acquired. 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.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested 0-2 rezonings.
G�
FILE NO.: Z -4336 -GG Cont.
PLANNING COMMISSION_ACTION: (APRIL 10, 2008)
Brian Tinnel and Kent Taylor were present, representing the application. There
were three (3) persons present with concerns. Staff presented the application
with a recommendation of approval.
Brian Tinnel addressed the Commission in support of the application. He
explained that the 0-2 zoning would allow the property to be developed for future
Children's Hospital facilities with site plan review.
James Farmer informed the Commission that he had no comments. Ray Mathis
stated that Muskie Harris represented him.
Muskie Harris addressed the Commission with concerns. He explained that
Children's Hospital had not been a good neighbor. He noted that Children's
facilities were encroaching into the neighborhood. He also noted that more
commercial uses were needed in the area. He asked the Commission not to
approve the application until Children's had a master plan that helped the
neighborhood.
Kent Taylor addressed the Commission in support of the application. He
explained that the proposed 0-2 zoning required with plan review approval by the
Commission and was a more restrictive zoning than some of the existing zoning.
There was a discussion of the City's Land Use Plan for this general area. There
was additional discussion related to the neighborhood action plan that the
Central High Neighborhood Association had been working on. Staff noted that
there was no adopted neighborhood action plan for Central High.
The issue of Children's Hospital Master Plan was discussed. It was noted that
Children's had a neighborhood outreach program.
Commissioner Rector explained that since Children's Hospital was such a major
player in the area, they should work with the neighborhood to address concerns
other than the hospital's mission. Mr. Taylor noted that long range plans
included facilities to serve the neighborhood as well as Children's Hospital.
Mr. Taylor noted that Tract G. was not owned by Children's Hospital. Staff noted
that Tract G. needed to be removed from the application since Children's
Hospital did not own it nor had authorization to rezone.
There was a motion to approve the application (except Tract G.) as
recommended by staff. The motion passed by a vote of 11 ayes and 0 nays.
The rezoning was approved for all tracts except Tract G.
0
April 10, 2008
ITEM NO.: 2 FILE NO.: Z -4336 -GG
Owner: Arkansas Children's Hospital
Applicant: Brian Tinnel, McClelland Consulting Engineers
Location: Various lots located primarily within an area
bounded by Maryland Avenue, Daisy Bates
Drive, Schiller Street and Martin Luther King
Drive.
Area: 10.71 Acres total
Request: Rezone from Various Districts to 0-2
Purpose: Future Arkansas Children's Hospital facilities
Existing Use: Various uses and structures
A. PUBLIC WORKS COMMENTS -
1 .
OMMENTS:1. Martin Luther King Drive, Daisy L. Gatson Bates Drive, and Battery
Street are classified on the Master Street Plan as collector streets. A
dedication of right-of-way 30 feet from centerline will be required.
2. Due to the proposed use of the property, the Master Street Plan
specifies that Maryland, 12th, 13th, 10th, 11th and 8th Streets for the
frontage of this property must meet commercial street standards.
Dedicate right-of-way to 30 feet from centerline.
3. Due to the proposed use of the property, the Master Street Plan
specifies that Schiller, Summit, Bishop, and Wolfe Streets for the
frontage of this property must meet commercial street standards.
Dedicate right-of-way to 30 feet from centerline.
4. A 20 foot radial dedication of right-of-way is required at all the
intersections adjacent to properties being rezoned by this application.
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.
April 10, 2008
ITEM NO: 2 Cont. FILE NO.: Z -4336 -GG
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 Public Institutional and Mixed Office Commercial for this
property. The applicant has applied for a rezoning from Various Districts
to 0-2 Office and Institutional District for future Children's Hospital
expansion.
There are two areas shown as residential on the Plan; however, at this
time staff does not feel there is need for a Land Use Plan change. As part
of a future clean up, this can be handled.
Master Street Plan:
Daisy Gatson Bates Drive, Battery, and Martin Luther King Drive are shown
as Collectors. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials. Schiller, 8th Street and the other
streets in this vicinity are shown as Local Streets. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets
which are abutted by non-residential zoning/use or more intensive zoning
than duplexes are considered as "Commercial Streets". These streets have
a design standard the same as a Collector. These streets may require
dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan:
Class II routes are shown along Daisy Gatson Bates and Martin Luther
King Drive. A Class II bikeway is located on the street as either a 5'
shoulder or six foot marked bike lane. Additional paving and right-of-way
may be required.
Neighborhood Action Plan:
The property under review is not located in an area covered by a City of
Little Rock recognized neighborhood action plan.
IPA
April 10, 2008
ITEM NO: 2 (Cont.
E. STAFF ANALYSIS:
NO.: Z -4336 -GG
Arkansas Children's Hospital, owner of the fourteen (14) parcels of land
located primarily 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 for
Arkansas Children's Hospital. The fourteen (14) parcels proposed for
rezoning are as follow (please refer to the attached zoning map for
labeling of tracts):
TRACT A — R3 & R4 TO 02
Lots 7-10, Block 6, Marshall and Wolfe's Addition, to the City of Little Rock
being 0.45 Acres±: Northwest corner of Maryland Avenue and Schiller
Street.
TRACT B — C3 TO 02
North Y2 Lots 1-3, Block 412, Compton's Addition, to the City of Little Rock
being 0.26 Acres±: Southwest corner of West 8th Street and M.L.K. Drive.
TRACT C — R3 TO 02
Lot 10, Block 9, Marshall and Wolfe's Addition, to the City of Little Rock
being 0.17 Acres±: West side of S. Battery Street, between Maryland
Avenue and West 10th Street.
TRACT D — C3 TO 02
Lot 1, Block 4, Fitzgerald's Addition, to the City of Little Rock being 0.19
Acres±: Southwest corner of Maryland Avenue and Bishop Street.
TRACT E — R3, R4, C3,12 TO 02
All of Block 15, Marshall and Wolfe's Addition to the City of Little Rock,
being 2.11 Acres±: Block bounded by S. Schiller, S. Summit, West 10th
and West 11th Streets.
TRACT F — 01 TO 02
East 50 feet of the West 100 feet of Lots 1-3, Block 14, Marshall and
Wolfe's Addition to the City of Little Rock, being 0.18 Acres±:" South side
of West 10th Street, between S. Summit and S. Battery Streets.
TRACT G — 03 TO 02
Lots 1-3, Block 12, Marshall and Wolfe's Addition to the City of Little Rock,
being 0.53 Acres±: Southeast corner of S. Wolfe and West 10th Streets.
M
April 10, 2008
ITEM NO: 2 (Cont.) FILE NO.: Z -4336 -GG
TRACT H — C3, R4, 01 TO 02
East 50 feet of Lots 1-3, all of Lots 4-7, Block 405, Lincoln's Addition to the
City of Little Rock, being 0.86 Acres±: Northeast corner of M.L.K. Drive
and West 11th Street.
TRACT I — R3. R4. R5. C3 TO 02
All of Block 18, Marshall and Wolfe's Addition to the City of Little Rock,
being 2.16 Acres±: Block bounded by S. Schiller, S. Summit, West 11 th
and West 12th Streets.
TRACT J — R3 & R4 TO 02
West 100 feet of Lots 5 and 6, Block 19, Marshall and Wolfe's Addition to
the City of Little Rock, being 0.23 Acres±: Northeast corner of S. Summit
and West 12th Streets.
TRACT K — 03 TO 02
The South %2 of Lot 4, all of Lots 5-6, Block 409, Lincoln's Addition to the
City of Little Rock, being 0.57 Acres±: Northeast corner of S. Bishop and
West 12th Streets.
TRACT L — C3. 03 TO 02
Lots 1-5 and the West Y2 of the former alley between Lots 1-3 and Lots 10-
12, Block 5, Centennial Addition, to the City of Little Rock being 0.80
Acres±: Southeast corner of S. Battery and West 12th Streets.
TRACT M — 03, C3 TO 02
Lots 1-6 and 9-12, Block 2, Centennial Addition to the City of Little Rock,
being 1.55 Acres±: Northeast corner of S. Bishop and West 13th Streets.
TRACT N — R3 TO 02
Lots 1-4, Block 9, Centennial Addition to the City of Little Rock, being
0.65±: Southeast corner of S. Battery and West 13th Streets.
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. The existing
condition of the parcels proposed for rezoning are as follows:
TRACT A — Vacant and grass covered
TRACT B — Vacant and grass covered
TRACT C — Single family residential structure fronting S. Battery Street.
0
April 10, 2008
ITEM NO: 2 (Cont.
FILE NO.: Z -4336 -GG
TRACT D — Paved parking lot serving Children's Hospital facilities.
TRACT E — North'/2 of the block is paved parking for Children's, with the
South %2 being vacant and grass covered.
TRACT F — Vacant and grass covered
TRACT G — Ronald McDonald House and parking
TRACT H — Commercial building (previously PC Hardware) fronting
M.L.K. Drive, two (2) residential structures fronting West 11th Street, and a
vacant commercial building fronting West 10�h Street.
TRACT I — Vacant and grass covered
TRACT J — Vacant and grass covered
TRACT K — Two (2) office buildings (Children's) fronting Bishop Street
TRACT L — Commercial building (Children's grounds -keeping facility)
fronting West 12th Street, with vacant lots to its south.
TRACT M — Two (2) office buildings (Children's) fronting Bishop Street,
with vacant lots fronting M.L.K. Drive.
TRACT. N — Single-family structure fronting West 13th Street, with
remaining lots, being vacant and grass covered.
The City's Future Land Use Plan designates all of the parcels as Public
Institutional and Mixed Office Commercial, with the exception of two (2)
parcels. Tract A is designated as Single Family and Tract N is designated
as Low Density Residential. Staff will not require a Land Use Plan
Amendment at this time since the two (2) parcels are only small fractions
of a block. Land Use Plan Amendments for these two (2) parcels can be
handled at a later date with a clean-up issue for this general area.
Staff is supportive of the requested rezoning. All of the parcels proposed
for rezoning are primarily 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. Staff has instructed Children's to request
0-2 zoning for all of their property ownership as it is acquired. The 0-2
5
April 10, 2008
ITEM NO: 2
FILE NO.: Z -4336 -GG
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.
F. STAFF RECOMMENDATION:
Staff recommends approval of the requested 0-2 rezonings.
PLANNING COMMISSION ACTION- (APRIL 10, 2008)
Brian Tinnel and Kent Taylor were present, representing the application. There
were three (3) persons present with concerns. Staff presented the application
with a recommendation of approval.
Brian Tinnel addressed the Commission in support of the application. He
explained that the 0-2 zoning would allow the property to be developed for future
Children's Hospital facilities with site plan review.
James Farmer informed the Commission that he had no comments. Ray Mathis
stated that Muskie Harris represented him.
Muskie Harris addressed the Commission with concerns. He explained that
Children's Hospital had not been a good neighbor. He noted that Children's
facilities were encroaching into the neighborhood. He also noted that more
commercial uses were needed in the area. He asked the Commission not to
approve the application until Children's had a master plan that helped the
neighborhood.
Kent Taylor addressed the Commission in support of the application. He
explained that the proposed 0-2 zoning required with plan review approval by the
Commission and was a more restrictive zoning than some of the existing zoning.
There was a discussion of the City's Land Use Plan for this general area. There
was additional discussion related to the neighborhood action plan that the
Central High Neighborhood Association had been working on. Staff noted that
there was no adopted neighborhood action plan for Central High.
The issue of Children's Hospital Master Plan was discussed. It was noted that
Children's had a neighborhood outreach program.
Commissioner Rector explained that since Children's Hospital was such a major
player in the area, they should work with the neighborhood to address concerns
9
April 10, 2008
ITEM NO: 2 (Cont.) FILE NO.: Z -4336 -GG
other than the hospital's mission. Mr. Taylor noted that long range plans
included facilities to serve the neighborhood as well as Children's Hospital,
Mr. Taylor noted that Tract G. was not owned by Children's Hospital. Staff noted
that Tract G. needed to be removed from the application since Children's
Hospital did not own it nor had authorization to rezone.
There was a motion to approve the application (except Tract G.) as
recommended by staff. The motion passed by a vote of 11 ayes and 0 nays.
The rezoning was approved for all tracts except Tract G.
7