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HomeMy WebLinkAboutZ-4336-QQ Staff AnalysisMarch 16, 2017 ITEM NO.: 5 FILE NO.: Z-4336-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 1 Children's Way Little Rock, AR 72202 ENGINEER: Cromwell Architects and Engineers 101 Spring Street Little Rock, AR 72201 AREA: 1.03 acres NUMBER OF LOTS: 1 zoning lot WARD: 1 PLANNING DISTRICT: 8 — Central City CURRENT ZONING: 0-2, Office and Institutional VARIANCEM/AIVERS: None requested. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF CENSUS TRACT: 45 Arkansas Children's Hospital (ACH) is requesting 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. The site is currently vacant. It was originally home to four (4) single-family homes. 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 practicably repairable at this location. This site was also cleared to provide a space for a contractor's lay -down yard for construction of a series of previous projects by ACH. 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. New landscape areas will be developed to meet ordinance requirements. Some slight trade-offs in landscape areas are proposed. March 16, 2017 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z-4336-QQ 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 designed to provide detention of run-off from the previously paved areas. Vehicular access to the site will be only from Maryland on the north side. 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 the hospital. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site along with the Capitol Hill Neighborhood Association, the Downtown Neighborhood Association and the Central High Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: A 20 foot radial dedication of right-of-way is required at the intersection of 9th Street and Summit Street and 10th Street and Summit Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. 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: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. High voltage, overhead power lines exist along the east and south sides of this property along 10th and Summit Streets, but do not appear to be in conflict with the proposal. Extreme caution 2 March 16, 2017 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z-4336-QQ should be used when working near power lines so that neither electrical poles nor wires are contacted, and all code/OSHA clearances are maintained. Contact Entergy in advance to discuss future service requirements for the parking lot, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment received. Rock Region Metro: Location is served by METRO on route 3. However, the parking lot does not impact transit operations on Battery and 12th Streets. We have objected to the proliferation of surface parking lots in well served transit 3 March 16, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: 7-4336-00 areas as a matter of land use policy. We encourage more participation by the public to use transit instead of personal vehicles for daily commuting, reducing the need for more surface parking. F. ISSUES/TECHNICAUDESIGN: Building Code: No comment. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/) the full width requirement but in no case less than nine (9) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension of the buffer shall be six (6) feet nine (9) inches. A portion of the buffer adjacent to the 10th Street right-of-way is less than the required six (6) feet nine (9) inches. The additional space needed can be transferred to the perimeters that exceed the minimum requirements adjacent to the handicapped parking to the east and west. No revision is required. 3. 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. 4. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. For developments of less than one (1) acre 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. M March 16, 2017 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: x-4336-QQ G. SUBDIVISION COMMITTEE COMMENT: (February 22, 2017) Mr. Kent Taylor was present representing the request. Staff noted there were no planning staff comments. Public Works comments were addressed. Staff stated a 20 -foot radial dedication of right of way was required at the intersection of the abutting street intersections. Staff stated any broken curb, gutter or sidewalk was to be replaced prior to the issuance of a certificate of occupancy. Staff stated sidewalks with appropriate ramps were required to be installed in accordance with the Subdivision Ordinance and the Master Street Plan. Landscaping comments were addressed. Staff stated the minimum street buffer appeared to drop below the six feet nine inch (6'9") requirement in an area along West 10th Street. Staff stated there was flexibility to allow a transfer of the required landscaping to other areas of the site. Staff stated with the transfer it appeared the landscape requirements were being met. Rock Region Metro comments were addressed. Staff stated they encouraged more participation by the public to use transit instead of personal vehicles. Mr. Taylor stated a number of the employees commuted 40 miles plus to work at the hospital. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. 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 10111 and Summit Streets on the ACH campus. The site is currently vacant. The site was previously used as a contractor'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. 61 March 16, 2017 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-4336-QQ Some trade-offs in landscape areas are proposed. Along East 10th Street the street buffer drops below the 6 -feet 9 -inch minimum typically required by the zoning ordinance (the site is located in the Designated Mature Area of the City). 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 staff's 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 16, 2017) 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 5, NAME: Arkansas Children's Hospital Zoning Site Plan Review LOCATION: located on the Northwest corner of 10th and Summit Streets Planning Staff Comments: Z-4336-QQ 1. Provide notification of the 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 March 1, 2017. The Office of Planning and Development must receive the proof of notice no later than March 10, 2017. VarianceMaivers: None requested. Public Works Conditions - 1 - onditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 9th Street and Summit Street and 10th Street and Summit Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31- 175 of the Little Rock Code and the Master Street Plan. 4. 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: Little Rock Wastewater: Sewer available to this site. Entergy: Entergy does not object to this proposal. High voltage, overhead power lines exist along the east and south sides of this property along 10th and Summit Streets, but do not appear to be in conflict with the proposal. Extreme caution should be used when working near power lines so that neither electrical poles nor wires are contacted, and all code/OSHA clearances are maintained. Contact Entergy in advance to discuss future service requirements for the parking lot, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: ITEM NO.: 5, Z-4336-QQ Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 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 (Jason Lowder 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501- 918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment received. Rock Region Metro: Location is served by METRO on route 3. However, the parking lot does not impact transit operations on Battery and 12th Streets. We have objected to the proliferation of surface parking lots in well served transit areas as a matter of land use policy. We encourage more participation by the public to use transit instead of personal vehicles for daily commuting, reducing the need for more surface parking. Building Code: No comment. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (%2) the full width requirement but in no case less than nine (9) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension of the buffer shall be six (6) feet nine (9) inches. A portion of the buffer adjacent to the 10th Street right-of-way is less than the required six (6) feet nine (9) inches. The additional space needed can be transferred to the perimeters that ITEM NO.: 5. 1 Z-4336-QQ exceed the minimum requirements adjacent to the handicapped parking to the east and west. No revision is required. 3. 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. 4. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces, 5. An irrigation system shall be required for developments of one (1) acre or larger. 6. 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 p1gyplary Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 1, 2017.