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HomeMy WebLinkAboutZ-6760-A Staff AnalysisFILE NO.: Z -6760-A NAME: Arkansas Children's Hospital - Zoning Site Plan Review LOCATION: Southeast corner of West 8t' and Marshall Streets DEVELOPER: ENGINEER: Arkansas Children's Hospital Cromwell Architects and Engineers 800 Marshall Street 101 S. Spring Street Little Rock, AR 72202-3591 Little Rock, AR 72201 AREA: 1.19 acres ZONING: 0-2/0-3 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Office PROPOSED USE: Parking lot VARIANCES/WAIVERS REQUESTED: A variance from the Zoning Ordinance full buffer requirement along the three (3) street frontages BACKGROUND: The property at the southeast corner of West 8t' and Marshall Streets is zoned 0-21 with a small area of 0-3. The 0-3 portion is proposed to be rezoned to 0-2 (Item 17.1 on this agenda). According to the City's Zoning Ordinance, 0-2 zoned property requires site plan review and approval by the Planning Commission for any development. A. PROPOSAL/REQUEST: The applicant proposes to construct a new parking lot on this 0-2 zoned property for approximately 129 spaces to serve Arkansas Children's Hospital. The parking lot will be located across Marshall Street to the east of the main hospital building and helipad. Two (2) access points are proposed, one from Marshall Street and one from Bishop Street. The applicant has noted that an ornamental iron fence will be installed around the perimeter of the site. FILE NO.: Z -6760-A (Cont. B. EXISTING CONDITIONS: There are currently four (4) buildings and three (3) small parking lots on the site, which the hospital will remove and replace with the new parking lot. The Arkansas Children's Hospital development is located to the west across Marshall Street and immediately south of this site, with Immanuel Baptist Church located further south. There is a small office building and a parking area to the east across Bishop Street. Interstate 630 is immediately north of this site across West 8�' Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Capitol Hill, Central High and Downtown 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 corner of Bishop Street and West 8t' Street and Marshall and West 8t' Street. 2.Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5.Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6.Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 6" sewer main along 8t' Street. Contact Little Utility prior to construction. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: No Comment. Fire Department: No Comment. 2 located on project Rock Wastewater FILE NO.: Z -6760-A (Cont. County Planning: No Comment. CATA: Site is served by CATA Route #3; will discuss the possibility of providing a bus turnout. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: The plan submitted does not provide for the 15 foot wide street buffers along 8t' Street, Bishop Street and Marshall Street, nor does it provide for the 6 foot wide landscape strips along the same streets as required by the Landscape Ordinance. G. ANALYSIS: The applicant submitted a revised site plan to staff on October 27, 1999. The applicant also submitted a future master plan for the Children's Hospital facility. The Master Plan was submitted for informational purposes only. The revised site plan submitted includes a six (6) foot landscape strip along all three (3) street property lines. This satisfies the City's Landscape Ordinance requirements. However, the Zoning Ordinance requires a buffer of 15 feet along these street frontages. The applicant is requesting a variance from the full buffer requirements and notes the following as justification for the variance request: "This request is based on three considerations. First, ACH owns all but one property that adjoins the proposed site. Second, as shown in our long-range master plan, this site will not remain as surface parking. Last, our needs for patient parking are critical and ongoing. The variance will allow us to build the maximum possible spaces for our patients. The full buffer would result in a loss of several spaces that are critical for meeting our needs." Staff recommends approval of the variance as requested. In revising the site plan to meet the Landscape Ordinance requirements, five (5) parking spaces were eliminated. The FILE NO.: Z -6760-A (Cont.) total number of parking spaces proposed for this site is 124 spaces. The applicant has also noted the iron fence on the site plan as well as the radial right-of-way dedications as required. Otherwise, to staff's knowledge, there are no outstanding issues associated with the site plan. The proposed parking lot should have no adverse effect on the surrounding area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the Zoning Site Plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance from the Zoning Ordinance full buffer requirements along the three street frontages. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Kent Taylor, Doug Shambarger and David Berry were present, representing the application. Staff briefly described the proposed site plan. The ordinance required street buffers and landscape strips were discussed at length. Staff noted that a minimum six (6) foot landscape strip was required along each of the three (3) street frontages, in order to avoid a City Beautiful Commission variance. Staff suggested that the applicant revise the site plan to provide the six foot landscape strips and request a variance from the Zoning Ordinance full buffer requirement of 15 feet. During the discussion, the applicant noted that an ornamental iron fence would be installed around the perimeter of the parking lot. The Public Works requirements were briefly discussed. After the discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) The applicant was not present. Staff gave a brief description of the proposed site plan and a recommendation of approval. 4 FILE NO.: Z -6760-A (Cont. There was a general discussion regarding the requested variance from the Zoning Ordinance full buffer requirement along the three (3) street frontages. Staff noted that the proposed parking lot was proposed in order to replace parking which was going to be lost along the east side of the main hospital building with a future building addition. Commissioner Adcock asked about pedestrian traffic from the proposed parking lot to the main hospital building. Staff noted that the applicant was not present to respond to her question. Jim Lawson, Director of Planning and Development, stated that there was no excuse for the applicant not being present. A motion was made to defer the application to the January 6, 2000 agenda. The motion failed by a vote of 4 ayes, 5 nays, 1 absent and 1 open position. A second motion was made to approve the variance from the full buffer requirements. The motion failed by a vote of 2 ayes, 7 nays, 1 absent and 1 open position. A third motion was made to approve the site plan as recommended by staff, with the full street buffers provided. The motion passed by a vote of 8 ayes, 0 nays, 1 abstention (Adcock), 1 absent and 1 open position. 5 November 11, 1999 ITEM NO.: 17 FILE NO.: Z -6760-A NAME: Arkansas Children's Hospital - Zoning Site Plan Review LOCATION: Southeast corner of West 8th and Marshall Streets DEVELOPER: ENGINEER: Arkansas Children's Hospital Cromwell Architects and Engineers 800 Marshall Street 101 S. Spring Street Little Rock, AR 72202-3591 Little Rock, AR 72201 AREA: 1.19 acres ZONING: 0-2/0-3 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Office PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Parking lot A variance from the Zoning Ordinance full buffer requirement along the three (3) street frontages BACKGROUND: The property at the southeast corner of West 8th and Marshall Streets is zoned 0-2, with a small area of 0-3. The 0-3 portion is proposed to be rezoned to 0-2 (Item 17.1 on this agenda). According to the City's Zoning Ordinance, 0-2 zoned property requires site plan review and approval by the Planning Commission for any development. A. PROPOSAL/REQUEST: The applicant proposes to construct a new parking lot on this 0-2 zoned property for approximately 129 spaces to serve Arkansas Children's Hospital. The parking lot will be located across Marshall Street to the east of the main hospital building and helipad. Two (2) access points are November 11, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z -6760-A proposed, one from Marshall Street and one from Bishop Street. The applicant has noted that an ornamental iron fence will be installed around the perimeter of the site. B. EXISTING CONDITIONS: There are currently four (4) buildings and three (3) small parking lots on the site, which the hospital will remove and replace with the new parking lot. The Arkansas Children's Hospital development is located to the west across Marshall Street and immediately south of this site, with Immanuel Baptist Church located further south. There is a small office building and a parking area to the east across Bishop Street. Interstate 630 is immediately north of this site across West 8th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Capitol Hill, Central High and Downtown 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 corner of Bishop Street and West 8th Street and Marshall and West 8th Street. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Provide design of streets conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 2 November 11, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z -6760-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 6" sewer main located on project along 8t' Street. Contact Little Rock Wastewater Utility prior to construction. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: No Comment. Fire Department: No Comment. County Planning: No Comment. LATA: Site is served by CATA Route #3; will discuss the possibility of providing a bus turnout. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: The plan submitted does not provide for the 15 foot wide street buffers along 8t' Street, Bishop Street and Marshall Street, nor does it provide for the 6 foot wide landscape strips along the same streets as required by the Landscape Ordinance. G. ANALYSIS: The applicant submitted a revised site plan to staff on October 27, 1999. The applicant also submitted a future master plan for the Children's Hospital facility. The Master Plan was submitted for informational purposes only. The revised site plan submitted includes a six (6) foot landscape strip along all three (3) street property lines. This satisfies the City's Landscape Ordinance requirements. However, the Zoning Ordinance requires a buffer of 15 feet along these street frontages. The applicant is requesting a variance from the full buffer requirements and notes the following as justification for the variance request: 3 November 11, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z -6760-A "This request is based on three considerations. First, ACH owns all but one property that adjoins the proposed site. Second, as shown in our long-range master plan, this site will not remain as surface parking. Last, our needs for patient parking are critical and ongoing. The variance will allow us to build the maximum possible spaces for our patients. The full buffer would result in a loss of several spaces that are critical for meeting our needs." Staff recommends approval of the variance as requested. In revising the site plan to meet the Landscape Ordinance requirements, five (5) parking spaces were eliminated. The total number of parking spaces proposed for this site is 124 spaces. The applicant has also noted the iron fence on the site plan as well as the radial right-of-way dedications as required. Otherwise, to staff's knowledge, there are no outstanding issues associated with the site plan. The proposed parking lot should have no adverse effect on the surrounding area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the Zoning Site Plan subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Staff recommends approval of the variance from the Zoning Ordinance full buffer requirements along the three street frontages. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Kent Taylor, Doug Shambarger and David Berry were present, representing the application. Staff briefly described the proposed site plan. The ordinance required street buffers and landscape strips were discussed at length. Staff noted that a minimum six (6) foot landscape strip was required along each of the three (3) street frontages, in order to avoid a City Beautiful Commission 4 November 11, 1999 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z -6760-A variance. Staff suggested that the applicant revise the site plan to provide the six foot landscape strips and request a variance from the Zoning Ordinance full buffer requirement of 15 feet. During the discussion, the applicant noted that an ornamental iron fence would be installed around the perimeter of the parking lot. The Public Works requirements were briefly discussed. After the discussion, the Committee forwarded the site plan to the full Commission for final action. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) The applicant was not present. Staff gave a brief description of the proposed site plan and a recommendation of approval. There was a general discussion regarding the requested variance from the Zoning Ordinance full buffer requirement along the three (3) street frontages. Staff noted that the proposed parking lot was proposed in order to replace parking which was going to be lost along the east side of the main hospital building with a future building addition. Commissioner Adcock asked about pedestrian traffic from the proposed parking lot to the main hospital building. Staff noted that the applicant was not present to respond to her question. Jim Lawson, Director of Planning and Development, stated that there was no excuse for the applicant not being present. A motion was made to defer the application to the January 6, 2000 agenda. The motion failed by a vote of 4 ayes, 5 nays, 1 absent and 1 open position. A second motion was made to approve the variance from the full buffer requirements. The motion failed by a vote of 2 ayes, 7 nays, 1 absent and 1 open position. A third motion was made to approve the site plan as recommended by staff, with the full street buffers provided. The motion passed by a vote of 8 ayes, 0 nays, 1 abstention (Adcock), 1 absent and 1 open position. 5