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HomeMy WebLinkAboutZ-4336-MM Staff AnalysisOctober 3, 2013 ITEM NO.: 5 FILE NO.: Z -4336 -MM NAME: Arkansas Children's Hospital Zoning Site Plan Review LOCATION: Located on the Southwest corner of Wolfe and 13th Streets DEVELOPER: Arkansas Children's Hospital Larry Beckius One Children's Way Little Rock, AR 72202 ENGINEER: Cromwell Architects Engineers 101 South Spring Street Little Rock, AR 72201 AREA: 0.71 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: 0-2, Office and Institutional PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 45 VARIANCE/WAIVERS: 1. A variance from Section 36-280(e)(1) to allow a reduced setback on the north and west property lines from 25 -feet to 11 -feet and on the south property line from 25 -feet to 15 -feet. 2. A variance to allow payment in -lieu of stormwater detention. 3. A variance from Section 36-508 to allow portions of the site to be graveled. A. PRO POSAUREQUESTIAPPLICANT'S STATEMENT: The request is a zoning site pian review for property located in Block 9 Centennial Addition, running north and south between 13th Street and Daisy L. Bates on Wolfe Street. The new facility includes the following work: 1. The Administrative Offices and Shop are planned to be located on the north side of the site in a pre -manufactured steel structure of approximately 3,600 October 3, 2013 SUBDIVISION ITEM NO.: 5 ILE NO.: Z -4336 -MM square feet. Exterior materials may include prefinished metal siding and f roof. 2. A garage structure (2,500 square feet) to house tractors, maintenance vehicles, lawn mowers and trailers will be located at the south end of the site adjacent to an existing parking lot and residence. 3. Six (6) on-site parking spaces are provided for ACH vehicles and visitors. The parking includes one HC parking space. The parking and drive connecting Wolfe Street and the alley is planned to receive asphalt paving. The remainder of the yard will remain gravel to facilitate use as a lay -down area for additional landscape maintenance equipment and temporary storage of landscape materials. 4. Two (2) above -ground fuel storage tanks approximately 200 gallons each are proposed to be located on the alley in accordance with the requirements of the Arkansas Fire Prevention Code Chapter 22 Table 2206.2.3 Minimum Separation Requirement for Above -Ground Tanks, which requires fuel dispensers less than 6,000 gallons to be located a minimum of 5 -feet from a building, 5 -feet from any public way and 3 -feet between tanks. Fuel storage tanks will comply with all requirements for spill containment. 5. The existing chain link fence will be re -used to the maximum extent possible in its existing location with the modifications as noted on the site plan. 6. Screening of parking, dumpsters and mechanical equipment is expected to be provided as required by the City of Little Rock buffer and landscape ordinances. The following variances are requested for the Groundskeeper Facility: Reduce the setback requirement on 13th Street and the alley from 25 -feet to 11 -feet where Arkansas Children's Hospital is the adjacent property owner. Reduce the setback requirement on the south boundary from 25 -feet to 15 -feet where the adjacent property has a parking lot and one-story residence. 2. Allow payment of the in -lieu contribution *for stormwater detention. No public drainage system is located near the site for discharge of detained stormwater. Because of the existing site grading, the applicant is concerned that discharge through a curb cut will be concentrated and highly erosive. 3. Allow the use of gravel in the maintenance yard area. Gravel will provide a better surface for storage of equipment such as box blades and bush hog, and temporary storage of plants and landscape materials. 2 October 3, 2013 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -4336 -MM B. EXISTING CONDITIONS: There are no structures on the property however there are few significant trees located on the site. North of the site there is a newly constructed parking lot fronting Wolfe Street. East of the site is the former West Side Jr. High School which has been converted to office and residential uses. On the corner of 13th and Battery Streets is a beauty salon which has parking from 13th Street. North of the site, 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 received several informational phone calls from area residents concerning the proposed request. All property owners located within 200 -feet of the site along with the Downtown Neighborhood Association, the Capitol Hill Neighborhood Association, the Central High Neighborhood Association and the Wright Avenue Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Wolfe Street and 13th Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of 13th Street with Wolf Street. 4. Stormwater detention ordinance applies to this property. With such small amount of detention required, payment in lieu of construction is acceptable. 5. The location of the electric gate call box is not shown on plan. The call box must be located at least 20 feet from the back of curb. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 3 October 3, 2013 SUBDIVISION iTEN1 NO.: 5 Cont, FILE NO.: Z -4336 -MM En_ terpv: Entergy has an existing power line running the length of the alley between 13 thand 14 th Streets for which an easement must be retained. Any construction near the line must maintain OSHA and NESC code clearances. Contact Entergy for any questions or for eventual service needs to the new structures. Center -Point Enemy: 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 the water meter. 3. If there are facilities that need to be adjusted and/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 4 October 3, 2013 SUBDIVISION ITEM NO.: 5(Cont.)FILE NO.: Z -4336 -MM 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. Coun Plannin : No comment. LATA: Site is located one (1) block from #3 Baptist route and three (3) block from #11 MLK route. Parks and Recreation: No comment received. F. I SS U ESITEC H N I CAUDES IG N. Plannin Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirement. 2. Street buffers are required along West 13th and Wolfe Streets. The street buffer along 13th Street should be 13.5 -feet and along Wolfe Street should be 9 -feet. The site is located within the Designated Mature Area of the City which allows for a reduction in the street buffer requirement of not more than a 25 percent reduction allowing the street buffers to be reduced to 6 -feet 9 -inches. Street buffers less than indicated will require approval of a variance by the Little Rock Planning Commission. 3. Newly paved areas must be landscaped in accordance with Chapter 15, the Landscape Ordinance. 4. Street trees and shrubs will be required per Chapter 15, the Landscape Ordinance. 5. Building landscaping will be required to comply with Chapter 15, the Landscape Ordinance. 5 October 3, 2013 SUBDIVISION ITEM NO.: 5(Cont.)__FILE NO.: Z -4336 -MM G. SUBDIVISION COMMITTEE COMMENT: (September 11, 2013) The applicant was present. Staff presented the item stating there were few outstanding technical issues associated with the request in need of addressing related to the proposed site plan. Staff stated City Ordinance required all areas subject to wheeled traffic to be constructed of a hard surface material. Staff noted the site plan indicated the placement of aggregate within the area fronting the proposed shop areas and questioned the reasoning for not paving this area. Staff also requested the applicant provide the total building square footage and the proposed building coverage for the structures. Public Works comments were addressed. Staff stated a 20 -foot radial dedication was required at the intersection of Wolfe and 13th Streets. Staff also stated the request for payment in -lieu of stormwater detention was acceptable. Staff requested the fencing located at the intersection of Wolfe and 13th Streets be redesigned to provide visibility at the intersection and not block sight lines. Staff also stated the electric gate call box was not shown on the plan and stated the call box was to be located at least 20 -feet from the back of curb. Landscaping comments were addressed. Staff stated newly paved areas were to be landscaped to comply with the City's Landscape Ordinance requirements. Staff also stated building landscaping would be required to comply with Chapter 15, the City's Landscape Ordinance requirements. Staff noted the street buffer requirement along 13th Street was 13.5 -feet and the street buffer along Wolfe Street was 9 -feet. Staff noted the site was located within the Designated Mature Area of the City which would allow a reduction in the required street buffer to a minimum of 6 -feet 9 -inches. 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 site plan to staff addressing the issues raised at the September 11, 2013, Subdivision Committee meeting. The applicant has provided the building square footage, building coverage and the reasoning for not paving the entire area subject to wheeled traffic. The applicant has also relocated the call box to allow sufficient stacking and the fence located along West 13th and Wolfe Streets has been relocated to allow for adequate sight distance. D October 3, 2013 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z -4336 -MM The request is a Zoning Site Plan review for property located between 13th Street and Daisy L. Bates on Wolfe Street. Arkansas Children's Hospital is proposing redevelopment of this site as a maintenance shop and administrative offices for the maintenance crew. The Administrative Office is planned to be located on the north side of the site in a pre -manufactured steel structure of approximately 3,600 square feet. Exterior materials may include prefinished metal siding and roof. A garage structure to house tractors, maintenance vehicles, lawn mowers and trailers will be located at the south end of the site. The total square footage proposed is 2,500 square feet. The total building coverage is 19.1 percent. Six (6) on-site parking spaces are provided for Arkansas Children's Hospital vehicles and visitors. The parking includes one handicap parking space. The parking and drive connecting Wolfe Street and the alley is planned to receive asphalt paving. The remainder of the yard will remain gravel to facilitate use as a lay -down area for additional landscape maintenance equipment and temporary storage of landscape materials. Two (2) above -ground fuel storage tanks approximately 200 gallons each are proposed to be located on the alley in accordance with the requirements of the Arkansas Fire Prevention code Chapter 22 Table 2206.2.3 Minimum Separation Requirement for Above -Ground Tanks, which requires fuel dispensers less than 6,000 gallons to be located a minimum of 5 -feet from a building, 5 -feet from any public way and 3 -feet between tanks. Fuel storage tanks will comply with all requirements for spill containment. The existing chain link fence will be re -used to the maximum extent possible in its existing location. The fence has been redesigned to allow for adequate sight distance at the intersection of West 13th and Wolfe Streets. Screening of parking, dumpsters and mechanical equipment is expected to be provided as required by the City of Little Rock buffer and landscape ordinances. The development will maintain a number of mature trees located on the site. The request includes a variance to allow a reduced setback on 13th Street (northern perimeter) and adjacent to the alley (western perimeter) from 25 -feet to 11 -feet. The request also includes a reduced setback on the southern boundary from 25 -feet to 15 -feet. Arkansas Children's Hospital owns the property to the west and the adjacent property to the south has a parking lot and one-story residence. The request includes the allowance of payment in -lieu contribution for stormwater detention. The applicant's justification is no public drainage system is located near the site for discharge of detained stormwater. The applicant has also 7 October 3, 2013 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: Z-43 indicated based on the existing site grading, they are concerned that discharge through a curb cut would be concentrated and highly erosive. Staff is supportive of the applicant's request. The request also includes the allowance of gravel in the maintenance yard area. Section 36-508 requires all vehicular use areas to be paved with a hard surface material. The applicant has indicated gravel will provide a better surface for storage of equipment such as box blades and bush hog, and temporary storage of plants and landscape materials. Staff is supportive of the applicant's request. To staffs knowledge there are no outstanding technical issues associated with the request. Staff is in support of the request. Staff does not feel the request, including the associated variances, will adversely impact the area. 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 variance request from Section 36-280(e)(1) to allow a reduced setback on the north and west property lines from 25 -feet to 11 -feet and on the south property line from 25 -feet to 15 -feet. Staff recommends approval of the variance request to allow payment in -lieu of stormwater detention. Staff recommends approval of the variance request from Section 36-508 to allow portions of the site to be graveled. PLANNING COMMISSION ACTION: (OCTOBER 3, 2013) The applicant was present. 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 variance request from Section 36-280(e)(1) to allow a reduced setback on the north and west property lines from 25 -feet to 11 -feet and on the south property line from 25 -feet to 15 -feet. Staff presented a recommendation of approval of the variance request to allow payment in -lieu of stormwater detention. Staff also presented a recommendation of approval of the variance request from Section 36-508 to allow portions of the site to be graveled. 9 October 3, 2013 SUBDIVISION ITEM NO.: 5 [Cont. There was no further approval of the item a 0 noes, 2 absent and 1 FILE NO.: Z -4336 -MM discussion of the item. The chair entertained a motion for presented by staff. The motion carried by a vote of 8 ayes, open position. ITEM NO.' 5, Z -4336-M NAME: Arkansas Children's Hospital Zoning Site Plan Review LOCATION: located on the Southwest corner of Wolfe and 13th Streets Planning Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 18, 2013. The Office of Planning and Development must receive the proof of notice no later than September 27, 2013. 2. Section 36-508 requires all vehicular use areas to be paved with a hard surface material. The plan indicates the area in front of the "sheds" as an aggregate surface. This will require a variance to allow this area to remain unpaved. 3. Provide the proposed building coverage of principal and accessory buildings. 4. Provide the proposed floor area of principal and accessory buildings. 5. Will there be an on-site dumpster? If so provide the location of the proposed dumpster facility and a note concerning the proposed screening of the dumpster. 6. Will any of the existing on-site trees be preserved? Variance/Waivers- 1. A variance from Section 36-280(e)(1) to allow a reduced setback on the north and west property lines from 25 -feet to 10 -feet and on the south property line from 25 - feet to 15 -feet. 2. A variance to allow payment in -lieu of stormwater detention. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Wolfe Street and 13th Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 feet back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of 13th Street with Wolf Street. 4. Stormwater detention ordinance applies to this property. With such small amount of detention required, payment in lieu of construction is acceptable. 5. The location of the electric gate call box is not shown on plan. The call box must be located at least 20 feet from the back of curb. Item # 5. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy has an existing power line running the length of the alley between 13th and 14th Streets for which an easement must be retained. Any construction near the line must maintain OSHA and NESC code clearances. Contact Entergy for any questions or for eventual service needs to the new structures. 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 the water meter. 3. If there are facilities that need to be adjusted and/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. Item # 5. Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Site is located one (1) block from #3 Baptist route and three (3) block from #11 MLK route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirement. 2. Street buffers are required along West 13th and Wolfe Streets. The street buffer along 13th Street should be 13.5 -feet and along Wolfe Street should be 9 -feet. The site is located within the Designated Mature Area of the City which allows for a reduction in the street buffer requirement of not more than a 25 percent reduction allowing the street buffers to be reduced to 6 -feet 9 -inches. Street buffers less than indicated will require approval of a variance by the Little Rock Planning Commission. 3. Newly paved areas must be landscaped in accordance with Chapter 15, the Landscape Ordinance. 4. Street trees and shrubs will be required per Chapter 15, the Landscape Ordinance. 5. Building landscaping will be required to comply with Chapter 15, the Landscape Ordinance. 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, September 18, 2013. Item # 5.