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HomeMy WebLinkAboutZ-4336-OO Staff AnalysisApril 23, 2015 ITEM NO.: Q FILE NO.: Z-433G-QQ NAME: Arkansas Children's Hospital Zoning Site Plan Review LOCATION: Located on the Northwest corner of 10th and Summit Streets DEVELOPER: Arkansas Children's Hospital Mr. Larry Beckins, VP Facilities 1000 Wolf Street Little Rock, AR 72202 ENGINEER: Cromwell Architects and Engineers 101 Spring Street Little Rock, AR 72201 AREA: 1.03 acres CURRENT ZONING: PLANNING DISTRICT CENSUS TRACT NUMBER OF LOTS: 1 0-2, Office and Institutional 8 — Central City 45 VARIANCENMAIVERS: None requested. A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT: FT. NEW STREET: 0 LF Arkansas Children's Hospital (ACH) is requesting a site plan review for a proposed parking lot on a half block site at the northwest corner of 10th and Summit Streets on the ACH campus. The site is surrounded by ACH owned and occupied property. There are two separately owned lots at the southwest corner of 10tH and Summit Streets. The site is currently vacant. It was originally home to four (4) single-family houses. These wood -frame houses were demolished or sold for relocation several years ago. Due to expansive soils in the area, the houses had settled unevenly and were not practically repairable at this location. This site was also cleared to provide a space for a contract's lay -down yard for construction of a series of previous projects by ACH. April 23, 2015 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-4336-00 The projects are now completed. The ACH campus population is growing and additional parking is needed. ACH plans to rework the half -block into a modern and code -conforming fenced parking lot for employees. The wooded drop-off between the site and an existing parking lot to the west will be retained to the greatest extent possible. New landscape areas will be developed to meet ordinance requirements. Some slight trade-offs in landscape areas are proposed. An underground storm drain system was built by ACH serving this area in previous projects. This site will connect to that system, except that its internal storm drainage system will be design to provide detention of run-off from the previously paved areas. Handicapped parking will not be provided. The site is on a steep slope downhill from the hospital. Adequate handicapped parking is provided on more level ground closer to the building entrances. B. EXISTING CONDITIONS: The portion of the property proposed for parking is currently grass covered with a scattering of trees. The site was previously used as a laydown area for construction of buildings within the Children's Hospital campus. This parking area will be an extension of the existing parking area located to the west. North of the site is a parking deck and to the east and northeast is hospital. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 -feet of the site along with the Downtown, Central High and Capitol Hill Neighborhood Associations 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 Maryland Street and Summit Street. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 10th Street and Summit Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 April 23, 2015 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z-4336-00 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING- Entergy: LANNING: Enter : Entergy does not object to the parking lot proposal. Contact Entergy should lighting needs change as a request of the project. Entergy currently has poles and lights serving the existing area all around this block. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible 3 April 23, 2015 SUBDIVISION ITEM NO.: D FILE NO.: Z-4336-00 entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200, Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. CATA: The area is currently served by CATA on the #3 Baptist Medical Center Route at this location. This location is in CATA's long range planning. The proposal has no impact to service. Existing sidewalks should be maintained. F. I SS U ESITEC H N I CALID ES I G N: Building Code: No comment. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 0 April 23, 2015 SUBDIVISION ITEM NO.: D (Cont. FILE NO.: Z-4336-00 4. An irrigation system shall be required for developments of one (1) acre or larger. 5. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the landscaped area to be irrigated. 6. The City Beautiful Commission recommends trees as feasible on this site. Credit toward requirements can be given when preserving larger. G. SUBDIVISION COMMITTEE COMMENT: W preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or (February 18, 2015) The applicant was present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Public Works comments were addressed. Staff stated radial dedications were required at the intersections of Maryland and Summit Streets and 10th and Summit Streets. Staff also stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated the applicant was requesting a trade-off in the width of the landscape strip located on 10th Street. Staff stated there was adequate landscaping in the general area to more than compensate for the decreased planting strip. Staff noted the comments from the various other agencies. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing via a revised site plan. Arkansas Children's Hospital (ACH) is requesting a zoning site plan review and approval for a proposed parking lot on a half block site at the northwest corner of 10th and Summit Streets on the ACH campus. The site is currently vacant. The site was previously used as a contract's lay -down yard for construction of a series of projects by Children's Hospital. ACH plans to rework the half -block into a modern and code -conforming fenced parking lot for employees. Between an existing parking lot and the proposed parking lot is a wooded area which has a grade change and drops -off between this site and the existing parking lot to the west. The trees will be retained to the greatest extent possible. New landscape areas will be developed to meet ordinance requirements. 5 April 23, 2015 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z-4336-00 An underground storm drain system was built by ACH serving this area in previous projects. This site will connect to that system, except that its internal storm drainage system will be design to provide detention of run-off from the previously paved areas. Handicapped parking will not be provided. The site is on a steep slope downhill from the hospital. Adequate handicapped parking is provided on more level ground closer to the building entrances. Some trade-offs in landscape areas are proposed. Along East 10th Street the street buffer drops below the 9 -foot minimum typically required by the zoning ordinance. The site plan includes ample area to allow a trade-off of landscaped area within the general area and on the site. Staff is supportive of the request. The request is approval of a zoning site plan review per Section 36-126 to allow the development of this 0-2, Office and Institutional zoned property. To staffs knowledge there are no outstanding technical issues associated with the request. The development of the parking lot as proposed is consistent with the typical development standards of the zoning ordinance. 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. PLANNING COMMISSION ACTION: (MARCH 12, 2015) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide notification of the public hearing to the property owners as required by the Commission's By-laws. Staff presented a recommendation of deferral of the item to the April 23, 2015, public hearing. 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 11 ayes, 0 noes and 0 absent. N. April 23, 2015 SUBDIVISION ITEM NO.: D Cont. F11_E NO.: Z -433E-00 STAFF UPDATE: The applicant submitted a request dated April 9, 2015, requesting withdrawal of this item, without prejudice. Staff is supportive of the withdrawal request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated April 9, 2015, requesting withdrawal of this item, without prejudice. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. 7 ITEM NO.: 1, NAME: Arkansas Children's Hospital Zoning Site Plan Review Z-4336-00 LOCATION: located on the Northwest corner of 10th and Summit Streets Plannin Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 25, 2015. The Office of Planning and Development must receive the proof of notice no later than March 6, 2015. VarianceMlaiyers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Maryland Street and Summit Street. 2. A 20 foot radial dedication of right-of-way is required at the intersection of 10th Street and Summit Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 5. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. Utilities and Fire Department/County Planning: Wastewater: No objection. Entergy: Entergy does not object to the parking lot proposal. Contact Entergy should lighting needs change as a request of the project. Entergy currently has poles and lights serving the existing area all around this block. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department: Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. Coun. Planning_ No comment. CATA: The area is currently served by CATA on the #3 Baptist Medical Center Route at this location. This location is in CATA's long range planning. The proposal has no impact to service. Existing sidewalks should be maintained. Building Code: No comment. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 4. An irrigation system shall be required for developments of one (1) acre or larger. 5. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the landscaped area to be irrigated. 6. 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, February 25, 2015.