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HomeMy WebLinkAboutZ-8442-A Staff AnalysisJanuary 10, 2013 ITEM NO.: 10 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z Arkansas Baptist College Business Offices Building — Conditional Use Permit 1519 Dr. Martin Luther King, Jr. Drive, Arkansas Baptist College PROPOSAL: A conditional use permit is requested to allow for construction of a college office building and associated parking lot on this R-4 and C-3 zoned property. SITE LOCATION - The property is located on the east side of MLK, one lot north of West 16tn Street. 2, COMPATIBILITY WITH NEIGHBORHOOD: The site is located on the edge of the main college campus. The main campus is located across MLK to the southwest but other campus uses are located along this portion of MLK. A previously approved Community Union building is to be constructed on the lot to the south. The residential structure on this lot is being used as an office under a previously approved CUP. Residential uses are located to the north and east. Screening is proposed on all perimeters of this site abutting the residential properties not owned by the college. The parking lot shown on this plan was previously indicated with the Community Union building. Staff supports the continued use of this site by the college, with construction of the new building. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Downtown and Central High Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The proposed 5,172 square foot office building would typically require 12 parking spaces. Seven parking spaces are indicated. Those working at the office are currently working elsewhere on the campus and already parking on other campus making lots. There are currently approximately 160 on -campus parking spaces. Additional parking (117± spaces) is proposed under the items on this agenda (Z-8442-A, Z-8830 and Z-8832). January 10, 2013 ITEM NO.: 10 Cont. FILE NO.: Z-8442-A The depth of the parking lot has been adjusted as requested by staff to provide the required perimeter landscaping. 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. The zoning buffer ordinance requires a nine foot wide (9') land use buffer between this property and all the residentially zoned properties. This buffer is required along the northern, eastern, and some western property lines. Seventy percent (70%) of this buffer must remain undisturbed. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. It appears the handicap parking space encroaches into the required landscaping perimeter strip; revise. The striped area for the handicap space also appears to be deficient in size. Consider relocating the handicap space. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern, and a portion of the western perimeters of the site. Landscaping to screen the new parking area will be required. Street trees are highly recommended in conjunction with this application by both the City of Little Rock and the City Beautiful Commission. 5, PUBLIC WORKS COMMENTS: 1. At the time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. At time of building permit, remove all old curb cuts. 3. Sidewalks with appropriate handicap ramps are required along Martin Luther King Boulevard in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. If it is believed detention does not apply, provide impervious area of pre and post development. 'rJ January 10, 2013 ITEM NO.: 10(Cont.)FILE NO.: Z-8442-A 5. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Existing sewer main on property line. No permanent building construction allowed within five foot of sewer main. Contact LRW for details. Entergy: Approved as submitted. Relocation costs apply if required. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. 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 Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's 3 January 10, 2013 ITEM NO.: 10 Cont. FILE NO.: Z-8442-A 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. 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. Fire Department: Fire hydrants (per Code). Maintain access of at least twenty (20) feet. County Planning: No Comments. CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 20, 2012) The applicants were present. Staff presented the item and noted additional information was needed regarding building design, signage and days of operation. The applicant was asked to provide the total number of available on -campus parking spaces. Staff stated a 6-foot tall wood privacy fence would be required along the north and east perimeters where the parking area is adjacent to residential properties. Staff also noted the depth of the parking area should be reduced to provide the required landscape area on the east perimeter. Staff noted variances would be needed for reduced building setback, reduced buffers and reduced parking. Public Works, Utility and Landscape Comments were presented and discussed. The applicant was advised to respond to staff issues by December 26, 2012. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: A conditional use permit was previously approved to allow for use of the residential structure at 1519 MLK as offices for Arkansas Baptist College. Prior approval was also given to allow for construction of a Community Union building on the lot to the south and parking on the property to the east. The college is now requesting approval of a CUP to allow for construction of a 5,172 square 4 January 10, 2013 ITEM NO.: 10 (Cont.) FILE NO.: Z-8442-A foot office building on the property at 1519 MLK. The existing structure on that lot will be relocated and will continue to be used for offices (Z-8830). The building will be the primary home for the college's business office and financial aid department. There will be 15 — 20 employees. Days and hours of operation are 7:00 a.m. — 6:00 p.m., Monday through Friday. The building will be designed to match the architecture of other new campus buildings; brick and EIFS with glass and metal accents. Signage will consist of a single ground - mounted sign typical of other campus signage and a wall sign on the building's MLK facade. A campus standard, parking lot directional sign will be located at the driveway entrance on 16t" Street. The applicant submitted responses to issues raised at Subdivision Committee. There are currently 160± on -campus parking spaces. An additional 117± spaces are proposed with the various applications which ABC has on this agenda. The parking lot depth has been reduced to provide the required landscape strips along the perimeter of the parking lot. The typical zoning buffer landscape requirement on the perimeter is 9 feet which can be reduced to 6.75 feet since the site is located in the mature area of the City. The proposed landscaping meets or exceeds that minimum. A 6-foot tall wood privacy fence is proposed along the north side of the office building and along the north, east and west perimeters of the parking lot. Dumpster screening is indicated and the handicap parking has been relocated. All pole mounted lighting is indicated as complying with "Arkansas Shielded Outdoor Lighting Act 1963 of 2005 and other dark -sky regulations." Wall pac security lighting on the building is indicated as "downward cast mounted maximum of 12 feet above grade." Three variances are requested. The building is proposed to have a front yard setback of 14 feet to line up with the previously approved Community Union building. The front yard requirement is typically 25 feet. A 24 inch tall brick masonry wall will enclose a small courtyard area in front of the building. The proposed on -site parking is less than typically required. As previously noted, most of those working in the building are being relocated from other offices and are currently utilizing other campus parking. The perimeter buffer will be disturbed and replanted. There is not much in the way of plants in the buffer now. Staff is supportive of the item, including the variances. The applicant has addressed the issues raised by staff. The bill of assurance for Centennial Addition does not address use issues. 5 January 10, 2013 ITEM NO.: 10 Cont. FILE NO.: Z-8442-A STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of the requested setback, parking and buffer variances. PLANNING COMMISSION ACTION: (JANUARY 10, 2013) This item was discussed in conjunction with item 11 (Z-8830), item 12 (Z-8831) and item 13 (Z-8832). See Z-8830 and Z-8831 for the complete discussion. There were four (4) items on the agenda for Arkansas Baptist College and three (3) persons were present with concerns about two (2) of the items. There was no opposition to this item. The applicant was present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. During the discussion, Ward 1 Director Erma Hendrix read a statement from Joyce Matthews of the Central High Neighborhood Association asking that the items be deferred for further consideration. The applicant stated they had met with the neighborhood and asked that the matter move forward. After the discussion, a motion was made to approve this application subject to compliance with all staff comments and conditions. The motion was approved by a vote on 8 ayes, 0 noes, 2 absent and 1 open position. 0 SUBDIVISION COMMITTEE COMMENTS DECEMBER 20, 2012 ITEM NO.: 10. ARKANSAS BAPTIST COLLEGE BUSINESS OFFICES BUILDING CONDITIONAL USE PERMIT — 1519 DR. MARTIN LUTHER KING JR. DRIVE (Z-8442-A,) Planning Staff Comments: 1. The Bill of Assurance for Centennial Addition does not address use issues. 2. Provide information on building design; height, materials, roof, etc... 3. Provide signage plan. 4. What is the total number of available campus parking spaces? 5. Provide days of operation. 6. Dumpsters are to be enclosed by required screening on all four sides. 7. Six (6) foot tall, wood privacy screening fence is to be extended along the north and east perimeters where the parking area is adjacent to residential. 8. Depth of parking area should be reduced from 44.3 feet to (40) feet to provide required landscape area on east perimeter. 9. All site lighting is to be low-level and directional, aimed downward and into the site. Variance/Waivers. Building setbacks Number of parking spaces Public Works: 1. At the time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. At time of building permit, remove all old curb cuts. 3. Sidewalks with appropriate handicap ramps are required along Martin Luther King Boulevard in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. If it is believed detention does not apply, provide impervious area of pre and post development. 5. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. Utilities and Fire Department/County Planningr Wastewater: Existing sewer main on property line. No permanent building construction allowed within five foot of sewer main. Contact LRW for details. Entergy: Approved as submitted. Relocation costs apply if required. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. ITEM NO.: 10. (CON'T) _{Z-8442-A 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 Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW'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. 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. Fire Department: Fire hydrants (per Code). Maintain access of at least twenty (20) feet. County Planning: No Comments. CATA: The site is located on a CATA bus route. Planning Division: No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The zoning buffer ordinance requires a nine foot wide (9') land use buffer between this property and all the residentially zoned properties. This buffer is required along the northern, eastern, and some western property lines. Seventy percent (70%) of this buffer must remain undisturbed. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this minimal requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. It appears the handicap parking space encroaches into the required landscaping perimeter strip; revise. The striped area for the handicap space also appears to be deficient in size. Consider relocating the handicap space. What is the space proposed used for in the interior island area? Clarify. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern, and a portion of the western perimeters of the site. Landscaping to screen the new parking area will be required. Street trees are highly recommended in conjunction with this application by both the City of Little Rock and the City Beautiful Commission. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday December 26, 2012. Required notices are to be sent via certified mail to all owners of properties ITEM NO.: 10. (CON'T) Z-8442-A) located within two hundred (200) feet of the site no later than Wednesday December 26, 2012. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than January 4, 2013.