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HomeMy WebLinkAboutZ-4336-LL Staff AnalysisMay 30, 2013 ITEM NO.: 5 FILE NO.: Z -4336 -LL NAME. Arkansas Children's Hospital Zoning Site Plan Review and Alley Abandonment (G-23-437), LOCATION: Located South of 12th Street between Battery and Wolfe Streets. The alley is a North/South alley located in Block 5 Centennial Addition DEVELOPER: Arkansas Children's Hospital Attn: Larry Beckius One Children's Way Little Rock, AR 72202 ENGINEER: Cromwell Architects and Engineers 100 South Spring Street Little Rock, AR 72201 AREA: 0.82 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 1 zoning lot 0-2, Office and Institutional 8 — Central City 45 VARIANCES/WAIVERS REQUESTED: FT. NEW STREET: 0 LF 1. A variance from Section 36-280(1) to allow the building setbacks on 12th and Battery Streets less than 25 -feet. 2. A variance from Section 36-501 to allow the building to utilize parking within the Children's Campus. 3. A variance from Section 36-280(b) to allow coverage in excess of the typical ordinance standard. May 30, 2013 SUBDIVISION ITEM NO.: 5 Cont_) FILE NO.: Z -4336 -LL A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting approval of a Zoning Site Plan Review application to allow the development of a new three story medical clinic containing 50,600 square feet. The existing parking lot on the southwest corner of 12th and Wolfe Streets will be used to provide parking for the new building. The building materials are anticipated to be brick, glass and composite siding. There are variances associated with the new construction. The plan indicates a setback variance along 12th Street and also along Battery Street. The variance is necessary to maintain several large mature trees on the site and preserve a good green space for both patients and employees. The request also includes the abandonment of an alley and partial easement. The request is to close the entire alley from 12th to 13th Street through the property. Currently within the Children's ownership the alley is grass with utility poles extending from 12th to 13th Streets. Fronting on Battery Street the southern lot is under an ownership other than Children's and is currently operating as a beauty salon. On the beauty salon property the alley has been paved for parking. Electrical service to the salon is provided from the alley. The request is to abandon the utility easement for the northern five (5) lots and maintain the utility easement for only the southern lot. B. EXISTING CONDITIONS: The site is contained within a six foot chain link fence and has been used as a storage/maintenance area for the hospital. There is a newly constructed parking lot fronting Wolfe Street. North of the site is a parking lot, east of the site is an office building which is a part of the Children's campus. Southeast of the site is the Westside Lofts Building which contains residential and office uses. On the corner of 13th and Battery Streets is a beauty salon which has parking from 13th Street. Across Battery Street is a large commercial building which was originally built as a supermarket and is currently unoccupied. 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 Central High Neighborhood Association, the Capitol Hill Neighborhood Association and the Downtown Neighborhood Association with the were notified of the public hearing. K: May 30, 2013 SUBDIVISION ITEM NO.: 5 M D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: NO.: Z -4336 -LL 1. Due to the proposed use of the property, the Master Street Plan specifies that 12th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 12th Street and Battery Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the pLfblic right-of-way prior to occupancy. 4. Remove all existing driveway curb cuts not proposed to be used. 5. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. No objection to the alley abandonment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: I. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. 3. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3 May 30, 2013 SUBDIVISION NO.: 5 Cont. FILE NO.: Z -4336 -LL 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 7. A short water main extension may be needed to provide water service to this property. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fines rtment: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 – the Baptist Medical Center route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Plannin ❑ivi .— No comment. Landg ca ee: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street trees along 12th Street and Battery Street are recommended by both the City of Little Rock and the City Beautiful Commission. 3. A small amount of landscaping will be required between the new building and the parking lot. May 30, 2013 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4336 -LL 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 8, 2013) The applicants were present representing the request. Staff presented an overview of the item stating the request was a zoning site plan review and also a right of way abandonment for a north/south alley running between the proposed building and the existing parking lot. Staff stated the right of way and easements were to be abandoned for the northern five (5) lots. Staff stated the easements would be retained for the southern portion of the alley to maintain electrical access to the adjacent beauty salon. Staff questioned the proposed signage plan and if there would be a dumpster located on the site. Staff also questioned if the building would be two or three stories in height. Staff also questioned any fencing proposed along the street sides. Public Works comments were addressed. Staff stated a radial dedication of right of way was required at the intersection of Battery and 12th Streets. Staff also stated any existing broken curb, gutter or sidewalk was to be replaced with the proposed redevelopment of the site. Landscaping comments were addressed. Staff stated street trees were encouraged along both 12th and Battery Streets. Staff also stated a small amount of building landscaping would be required between the new building and the parking lot. 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. ANALYSIS: The applicant submitted a revised cover letter and site plan to staff addressing the issues raised at the May 8, 2013, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the dumpster location and the proposed fencing. The applicant has also indicated radial dedications will be provided as requested by Public Works staff. 5 May 30, 2013 SUBDIVISION NO.: 5 Pi O.: Z -4336 -LL The request is for approval of a Zoning Site Plan Review application to allow the development of a new three story medical clinic containing 50,600 square feet. The existing parking lot on the southwest corner of 12th and Wolfe Streets will be used to provide parking for the new building. The request also includes the abandonment of a north/south alley running through the applicant's ownership. There are variances associated with the new construction. The plan indicates a setback variance along 12th Street and also along Battery Street. The variance is necessary to maintain several large mature trees on the site and preserve a good green space for both patients and employees. The building setback on 12th Street is 15 -feet and along Battery Street is 18.4 -feet. The 0-2, Office and Institutional Zoning District typically requires the placement of a 25 -foot building line. The building materials are anticipated to be brick, glass and composite siding. The request includes a variance from Section 36-280(b). The ordinance states all buildings shown on the required site plan shall cover an aggregate area of not more than forty percent of the area of such site. The lot area is 33,687 square feet and the building footprint is 17,250 square feet resulting in 51 percent of the lot covered. If the parking lot and proposed building were calculated as a typical single development, the building coverage would be 23 -percent. The applicant has indicated the building height will be 43 -feet with a 2 -foot parapet wall placed at the roof level. In addition there will be a screen around the mechanical equipment on the roof. The screen will be placed on all four sides with the roof and the screen walls will be set back 30 -feet from the edges of the building. The total height of the building and screen will be 54 -feet. The request also includes the abandonment of an alley and partial easement. The request is to close the entire alley from 12th to 13th Street through the property. Currently within the Children's ownership the alley is grass with utility poles extending from 12th to 13th Streets. Fronting on Battery Street the southern lot is under an ownership other than Children's and is currently operating as a beauty salon. On the beauty salon property the alley has been paved for parking. Electrical service to the salon is provided from the alley. The request is to abandon the utility easement for the northern five (5) lots and maintain the utility easement for only the southern lot. The alley abandonment is 20 -feet wide and 330 -feet in length for a total 6,600 square feet or 0.15 acres. The applicant has received certification from the abstract company concerning the reversionary rights. The entire 20 -feet adjacent to Lots 1 - 5 and 8 — 12 will revert to the applicant. The western 10 -feet adjacent to Lot 6 will become the ownership of the beauty salon owner. The eastern 10 -feet will become the ownership of the A May 30, 2013 SUB)IVISION ITEM ND.; 5 Cont. FILE NO.: Z -4336 -LL applicant. All the utility companies and Public Works have reviewed the abandonment request for the right of way and easements. All the utility companies and public works concur with the abandonment of the right of way and the abandonment of the easement adjacent to Lots i — 5 and 8 — 12 and maintaining the easement rights adjacent to Lots 6 and 7. Previously the Commission approved an overall signage plan for the Campus. The new construction will place signage, both ground and building signage, consistent with the approved overall signage plan. A small directional sign will be placed on the fence at the intersection of 12th and Battery Street directing patients to the parking lot which will be accessed from Wolfe Street. The site plan Indicates the placement of a six (6) foot decorative steel fence along 12th and Battery Streets and between this property and the beauty salon to the south. The decorative fence will also be placed between the building and the adjacent parking lot. Staff is supportive of the request, Although there are variances associated with the request staff feels the applicant has done an adequate job in limiting the impact of the variances on the abutting properties. STAFF RECOMMENDATION: Staff recommends 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 recommends approval of the following variance requests: 1. A variance from Section 36-280(1) to allow the building setbacks on 12th and Battery Streets less than 25 -feet. 2. A variance from Section 36-501 to allow the building to utilize parking within the Children's Campus. 3. A variance from Section 36-280(b) to allow coverage in excess of the typical ordinance standard. PLANNING COMMISSION ACTION: (MAY 30, 2013) The applicant was present, There were no registered objectors present. Staff presented 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. 7 May 30, 2013 SUBCAV1SION M NO.: 5 LE Na.: 2 Staff presented a recommendation of approval of the following variance requests: a. A variance from Section 36-280(1) to allow the building setbacks on 12th and Battery Streets less than 25 -feet. b. A variance from Section 36-501 to allow the building to utilize parking within the Children's Campus. c. A variance from Section 36-280(b) to allow coverage in excess of the typical ordinance standard. Staff also presented a recommendation of approval of the abandonment request of the right of way for the north/south alley located between 12th and 13th Streets. Staff presented a recommendation of the abandonment request for the easement rights adjacent to Lots 1 — 5 and 8 — 12 Block 5 Centennial Addition to the City of Little Rock. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. E ITEM NO.: 5. Z -4336 -LL NAME: Arkansas Children's Hospital Zoning Site Plan Review and Alley Abandonment (G-23-437), LOCATION: located South of 12th Street between Battery and Wolfe Streets. The alley is a North/South alley located in Block 5 Centennial Addition Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 15, 2013. The Office of Planning and Development must receive the proof of notice no later than May 24, 2013. 2. Is the building a two or three story building? 3. Provide details of the proposed signage plan including ground and building signage. Provide the location for the proposed ground sign and indicated the total height and total signs area. Provide the building fagade proposed for signage and indicate the maximum sign area proposed. 4. Provide details of any proposed fencing including the location and construction materials. Provide the total height of the proposed fencing. 5. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster facility along with a note concerning the required screening. Variance/Waivers: A variance from Section 36-280(1) to allow the building setbacks on 121h and Battery Streets less than 25 -feet. Public Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that 12th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 12th Steet and Battery Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. Remove all existing driveway curb cuts not proposed to be used. 5. Measures to control the increase in'stormwater runoff from the increased impervious surface should be implemehted-to not damage adjacent property. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. No objection to the alley abandonment. Entergy: No comment received. Item # 5. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Contact Central Arkansas Water regarding the size and location of water meter. 3. If there are facilities that need to be adjusted or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 4. Contact Central Arkansas Water if additional fire protection or metered water service is required. 5. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. 7. A short water main extension may be needed to provide water service to this property. 8. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department. Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: The site plan must comply with the City's landscape and buffer ordinance requirements. Item # 5. 2. Street trees along 12th Street and Battery Street are recommended by both the City of Little Rock and the City Beautiful Commission. 3. A small amount of landscaping will be required between the new building and the parking lot. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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/plan (to include the additional information as noted above) to staff on Wednesday, May 15, 2013. Item # 5.