HomeMy WebLinkAboutZ-4336-PP Staff AnalysisITEM NO.: 5-
NAME: Ronald McDonald House Zoning Site Plan Review
7 -4336 -PP
LOCATION: located on Martin Luther King Jr. Drive between 10th and 11th Streets
Planning 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 May 20, 2015. The
Office of Planning and Development must receive the proof of notice no later than
May 29, 2015.
2. Provide the proposed building elevation for the new structure.
3. Provide an elevation for the proposed tower element.
4. Provide the maximum building height for the building. The tower is indicated at 75 -
feet.
5. The site plan indicates a note concerning the side yard setback. Is this setback
along the Martin Luther King Jr. Drive? Is the encroachment the exit stairs and/or
covering over the stairs?
6. Will there be a kitchen located within the new building. Are there areas to prepare
meals?
Variance/Waivers: Heights, side yard setback, parking
Public Works Conditions:
1. A 20 feet radial dedication of right-of-way is required at the intersection of 10th St
and MLK Dr.
2. A 20 feet radial dedication of right-of-way is required at the intersection of 11th St
and MLK Dr.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy. Particular attention should be to the sidewalk along MLK
Drive.
4. Handicap ramps are required in accordance with Sec. 31-175 of the Little Rock
Code and the Master Street Plan should be constructed at 11th St and MLK Dr.
5. A grading permit in accordance with section 29-186 (c) & (d) will be required prior to
any land clearing or grading activities at the site. Other than residential subdivisions,
site grading and drainage plans must be submitted and approved prior to the start of
construction.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. The driveway spacing on a commercial
street is 250 feet from intersections and other driveways and 125 feet from the side
property line. A variance must be requested for the proposed driveway location. The
width of driveway must not exceed 36 feet.
7. 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.
8. Prior to construction of retaining walls, an engineer's certification of design and plans
must be submitted to Public Works for approval. After construction, an as -built
certification is required for construction of the retaining wall.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. A three phase power line exists
on the west side of MLK but does not appear to conflict with the plans for the property.
A three phase power line also exists on the north side of 10th Street at this location.
Contact Entergy in advance regarding future service requirements and additional
facilities location(s).
Centerpoint 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. 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. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required.
4. 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.
5. Contact Central Arkansas Water regarding the size and location of water meter.
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 501.377.1226 if you
would like to discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer, licensed
to practice in the State of Arkansas. Execution of a Customer Owned Line
Agreement is required.
8. This development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire
protection.
Fire Department: No comment.
Parks and Recreation: No comment received.
County Planning-: No comment.
CATA:
Buildin Code: Project is subject to full commercial plan review approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey(Mliftlerock.or.q or Mark Alderfer at 501.371.4875; malderfer(M-littlerock.orq.
Plannina Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. Trees and shrubs are required to be placed adjacent to street right-of-way. Plant
material is to be provided at the rate of 1 tree and 3 shrubs for every 30 linear feet.
Existing trees and vegetation can be used to satisfy landscape requirements.
3. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
4. 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.
5. Trees shall be included in the interior landscape areas at the rate of one (1) tree for
every twelve (12) parking spaces.
6. An irrigation system shall be required for developments of one (1) acre or larger. For
developments of less than one (1) acre a there shall be a water source within
seventy-five (75) feet of the plants to be irrigated.
7. 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 20, 2015.
July 16, 2015
ITEM NO.: C FILE NO.: Z -4336 -PP
NAME: Ronald McDonald House Zoning Site Plan Review
LOCATION: Located on Martin Luther King Jr. Drive between 10th and 11th Streets
DEVELOPER:
Ronald McDonald Charities
1009 Wolfe Street
Little Rock, AR 72202
ARCHITECT:
WD&D
Attn. Richard Powell
400 West Capitol Avenue, Suite 1800
Little Rock, AR 72201
AREA: 1.03 acres
CURRENT ZONING:
PLANNING DISTRICT:
CENSUS TRACT-
VARIANCE/WAIVERS.,
NUMBER OF LOTS: 1
0-2, Office and Institutional
8 — Central City
45
FT. NEW STREET: 0 LF
1. A variance from Section 36-280(d) to allow an increase in building height (45 -feet
allowed, 58 -feet proposed).
2. A variance from Section 35-280(e) to allow a decrease in the building setbacks
along the eastern and western sides of the building (25 -feet required, 20 -feet on
east and 22 -feet on west proposed).
3. A variance from Sections 30-43 and 31-210 to allow the driveways located on West
10th and West 11th Streets nearer the intersection (less than 250 -feet).
4. A variance from 36-501 to allow a reduced number of parking spaces (22 provided,
35 required).
July 16, 2015
SUBDIVISION
fTEM NO.: C Cont. FiLE NO.: Z -4336 -PP
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is requesting zoning site plan review to allow the construction of a
35,340 square foot building located on Martin Luther King Jr. Drive between 10th
and 11 Streets. The property is currently zoned 0-2, Office and institutional
and is a paved parking lot, The main entry is proposed from 10th Street with
secondary access from 11 th Street. In keeping with Ronald McDonald House
basic tenet of "a home away from home", the 5 -story building housing 32 -families
will be clad in lap and board -batten siding with gabled roof and painted bright
primary colors to give a cheery, residential appearance. Some whimsical
features will be added to the building -tree house structure with a slide,
playgrounds, a 75 -foot tall "Beacon of Hope", tower and residential landscaping
for a welcoming appearance to the families coming to the house during very
stressful times in their lives.
The request includes variances from typical ordinance development standards: a
height variance for the building above the 45 -foot maximum, reduced side yard
setbacks on the east and west sides of the building, a variance to allow the
driveways along West 10" and 11 th Streets and a parking variance for a total of
22 new parking spaces mitigated by the available Arkansas Children's Hospital
shuttle service.
B. EXISTING CONDITIONS:
The site is located on the east side of Arkansas Children's Hospital Campus
(ACH). The site is currently a parking lot. North of the site are offices associated
with ACH. Across Martin Luther King Jr. Drive is a vacant property zoned PCD
which was approved for an office equipment rental store. Also across Martin
Luther King Jr. Drive is a Subway restaurant. In the general area there is an
elementary school, residential tower owned by the Housing Authority and State
offices.
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 Downtown
Neighborhood Association and the Central High Neighborhood Association were
notified of the public hearing.
.
July 16, 2015
SUBDIVISION
ITEM NO.: C Cont.)FILE NO.: Z -4336 -PP
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A 20 foot radial dedication of right-of-way is required at the intersection of
10th Street and Martin Luther King Jr. Drive.
2. A 20 foot radial dedication of right-of-way is required at the intersection of
11th Street and Martin Luther King Jr. Drive.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy. Particular attention should be to the
sidewalk along Martin Luther King Jr. Drive.
4. Handicap ramps are required in accordance with Section 31-175 of the Little
Rock Code and the Master Street Plan should be constructed at 11th Street
and Martin Luther King Jr. Drive.
5. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
6. Driveway locations and widths do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210, The driveway spacing on a
commercial street is 250 -feet from intersections and other driveways and
125 -feet from the side property line. A variance must be requested for the
proposed driveway location. The width of driveway must not exceed 36 -feet.
7. 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.
8. Prior to construction of retaining walls, an engineer's certification of design
and plans must be submitted to Public Works for approval. After construction,
an as -built certification is required for construction of the retaining wall.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this site.
Entergy: Entergy does not object to this proposal. A three phase power line
exists on the west side of Martin Luther King Jr. Drive but does not appear to
conflict with the plans for the property. A three phase power line also exists on
the north side of 10th Street at this location. Contact Entergy in advance
regarding future service requirements and additional facilities location(s).
3
July 16, 2015
SUBDIVISION
NO.: C Cont. FILE NO.: Z -4336 -PP
Centerpoint 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. 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. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. 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.
5. Contact Central Arkansas Water regarding the size and location of water
meter.
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 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
0
July 16, 2015
SUBDIVISION
ITEM NO.: C Cont.
FILE NO.: Z -4336 -PP
8. This development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department: No comment.
1
Parks and Recreation: No comment received.
f
County Planning: No comment.
CATA: The site is located on CATA Bus Route #11, the Martin Luther King Jr.
Drive Route.
F. ISSUES/TECHNICAL/DESIGN:
Buildincl Code: Project is subject to full commercial plan review approval prior
to issuance of a building permit. For information on submittal requirements and
the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichev@littlerock.org or
Mark Alderfer at 501.371.4875; malderfer(cDlittlerock .org.
Planning Division: No comment_
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Trees and shrubs are required to be placed adjacent to street right-of-way.
Plant material is to be provided at the rate of one (1) tree and three (3) shrubs
for every 30 -linear feet. Existing trees and vegetation can be used to satisfy
landscape requirements.
3. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and
four (4) shrubs shall be planted in the building landscape areas for each
forty (40) linear feet of vehicular use area abutting the building.
4. 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.
5
July 16, 2015
SUBDIVISION
ITEM NO.: C Cont.
FILE NO.: Z -4336 -PP
5. Trees shall be included in the interior landscape areas at the rate of
one (1) tree for every twelve (12) parking spaces.
6. An irrigation system shall be required for developments of one (1) acre or
larger. For developments of less than one (1) acre a there shall be a water
source within seventy-five (75) feet of the plants to be irrigated.
7. 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 13, 2015)
Richard Powell of Wittenberg, Delony and Davidon Architects was present
representing the request. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff requested
Mr. Powell provide the building elevations, the maximum building height and a
note indicating the proposed setbacks. Staff also questioned if there would be
kitchen facilities located within the new building.
Public Works comments were addressed. Staff stated a radial dedication was
required at the street intersections. Staff also stated a grading permit would be
required prior to any land development. Staff stated a variance was required to
allow the driveways as indicated on the site plan. Staff stated prior to
construction an engineer's certification of the retaining wall was required.
Landscaping comments were addressed. Staff stated trees and shrubs were
required adjacent to the street right of way. Staff stated building landscaping was
required. Staff stated screening was required for the vehicular use area and any
trash containment areas.
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.
H. ANALYSIS:
The applicant submitted a revised site plan and building elevations to staff
addressing comments and questions raised at the May 13, 2015, Subdivision
Committee meeting. The applicant has provided the maximum building height
and noted the proposed setbacks. The plan indicates there will be a kitchen and
food preparation area with a pantry to serve the guest of the Ronald McDonald
House.
9
July 16, 2015
SUBiAVISION
fTEM NO.: C Cant. FILE NO.: Z -4336 -PP
The request is for zoning site plan review to allow the placement of a new
building located on the Children's Hospital Campus. The building is proposed
containing 35,340 square feet and is located on Martin Luther King Jr. Drive
between 10 and 11 Streets. The site is currently a paved parking lot. The
building is proposed as a 5 -story building housing 32 -families. The building will
be clad in lap and board -batten siding with gabled roof and painted bright primary
colors to give a cheery, residential appearance. The building will include a tree
house structure with a slide, playground area, a 75 -foot tall "Beacon of Hope",
tower and residential landscaping.
The 0-2, Office and Institutional Zoning District. Section 36-280(d) establishes
the building height for the 0-2, Office and Institutional Zoning District. The
ordinance allows a building height of 45 -feet. The building height proposed is
58 -feet. Additional height may be added to building provided additional setbacks
are provided. The plan as presented has a variance to allow reduced building
setbacks along the eastern and western sides of the building so to gain the
additional height through setbacks is not an option. The applicant is seeking a
variance to allow a building height of 58 -feet. Section 36-156(c) states church
steeples, chimneys or similar ornamental structures in excess of a height
prescribed for the property according to the zoning classification shall be
permitted to do so provided the structure does not exceed twice the height
permitted in the classification. The tower element is proposed 75 -feet in height.
The height is consistent with the height allowed for architectural features.
The request includes a variance to allow a reduced setback along the eastern
and western sides of the building. The eastern side is proposed at 20 -feet and
the western side yard setback is proposed at 22 -feet. The zoning district would
typically require a 25 -foot side yard setback.
The request includes a variance from Sections 30-43 and 31-210 to allow the
driveways located on West 10th and West 11th Streets nearer the intersection
than the 250 -feet than typically required. The drive on West 10th Street appears
to be 110 -feet from the intersection and the drive on West 11th Street appears to
be 150 -feet from the intersection.
The applicant is seeking a variance to allow a reduction in the total number of
parking spaces provided on the site. The site pian includes the placement of
22 on-site parking spaces. The development would typically be required to
provide 35 parking spaces based on one (1) space per guest room and an
additional ten (10) percent for guest and/or staff.
7
July 16, 2015
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: Z -4336 -PP
The applicant has indicated signage will comply with signage allowed in office
zones. The site will contain monument signs at each of the intersections with
Dr. Martin Luther King Jr. Drive. Building signage will be placed on the facades
with public street frontage.
To staff's knowledge there are no remaining outstanding technical issues
associated with the request. Staff feels the development of the site with the
Ronald McDonald House as proposed by the applicant is appropriate. Although
there are variances associated with the request staff does not feel the variances
as proposed will adversely impact the development or 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 following variance requests.-
1.
equests:
1. A variance from Section 36-280(d) to allow an increase in building height
(45 -feet allowed, 58 -feet proposed).
2. A variance from Section 35-280(e) to allow a decrease in the building
setbacks along the eastern and western sides of the building (25 -feet
required, 20 -feet on east and 22 -feet on west proposed).
3. A variance from Sections 30-43 and 31-210 to allow the driveways located on
West 10th and West 11th Streets nearer the intersection (less than
250 -feet).
4. A variance from 36-501 to allow a reduced number of parking spaces
(22 provided, 35 required).
PLANNING COMMISSION ACTION:
(JUNE 4, 2015)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had failed to notify property owners as required
by the Commission's By-laws. Staff presented a recommendation of deferral of this item
to the July 16, 2015, public hearing. There was no further discussion. The item was
placed on the consent agenda and approved as recommended by staff by a vote of
8 ayes, 0 noes and 3 absent.
0
July 16, 2015
SUBDIVISION
ITEM NO.: C Cont. FILE NO.: Z -4336 -PP
STAFF UPDATE:
The applicant has provided notices to the property owners within 200 -feet as required
by the Commission's By-laws. 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: (JULY 16, 2015)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had provided notice to the property owners
within 200 -feet as required by the Commission's By-laws. 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. Staff
presented a recommendation of approval of the following variance requests:
1. A variance from Section 36-280(d) to allow an increase in building height
(45 -feet allowed, 58 -feet proposed).
2. A variance from Section 35-280(e) to allow a decrease in the building setbacks
along the eastern and western sides of the building (25 -feet required, 20 -feet on
east and 22 -feet on west proposed).
3. A variance from Sections 30-43 and 31-210 to allow the driveways located on West
I 01 and West 11th Streets nearer the intersection (less than 250 -feet).
4. A variance from 36-501 to allow a reduced number of parking spaces (22 provided,
35 required).
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
0