HomeMy WebLinkAboutZ-8472-C Staff AnalysisFILE NO.: Z-8472-C
NAME: Mid -town at Fair Park Revised Short -form PCD
LOCATION: Located on the Southwest corner of 1-630 and Fair Park Boulevard
DEVELOPER:
Arkansas Specialty Orthopedics
c/o Sue Hibbs
600 South McKinley Street
Little Rock, AR 72205
SURVEYOR:
Crafton, Tull and Associates, Inc.
10825 Financial Centre Parkway, Suite 300
Little Rock, AR 72211
ARCHITECTS:
Cromwell Architects and Engineers
101 South Spring Street
Little Rock, AR 72201
AREA: 4.37 acres
WARD: 2
CURRENT ZONING:
ALLOWED USES:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 9 —1-630
Revised PCD
Hotel, Restaurant, Parking lot
PROPOSED ZONING: Revised PCD
FT. NEW STREET: 0 LF
CENSUS TRACT: 18
PROPOSED USE: Revised the site plan to allow a medical office building on
Lots 3 - 5
VARIANCE/WAIVERS: None requested.
FILE NO.: Z-8472-C (Cont.
BACKGROUND
Ordinance No. 20,150 adopted by the Little Rock Board of Directors on September 1,
2009, rezoned this site from R-3, Single-family, R-6, Multi -family, 0-1, Quiet Office and
C-3, General Commercial District to PCD, Planned Commercial Development. The
project consisted of a redevelopment of a number of blocks located within the Perry
Heights Subdivision. The abandonment of right of way for a portion of Maryland Avenue,
South Taylor Street and Fillmore Street along with the alleys within the area was also
approved by the Board of Directors through the adoption of Ordinance No. 20,151. In
addition to the rights of way the easements were also abandoned. The developers
reconstructed portions of Maryland Avenue and South Taylor Street and created a five lot
subdivision. The approved uses were a hotel, a drive-in restaurant, a drive -through
restaurant and two (2) new parking facilities to support St. Mark's Baptist Church. The
building proposed for Lot 5 contained approximately 4,000 square feet with 61 parking
spaces. The building was proposed as a drive -through restaurant. The building proposed
for Lot 4 contained approximately 1,200 square feet and 39 parking spaces. The
development was proposed as a drive-in restaurant. The building proposed for Lot 3 was
proposed as a four (4) story 81-room hotel with 90 parking spaces. The request included
the allowance of C-3, General Commercial District uses as allowable alternative uses for
the site. The maximum building height approved was 55 feet. Lot 2 was proposed
containing 67 parking spaces and Lot 1 containing 158 parking spaces to serve the
church. The new parking areas have been constructed. The remainder of the
development has not occurred.
The signage plan was approved with 36-foot tall pylon signs containing 160 square feet
in area for Lots 3 — 5 (individual signs) adjacent to 1-630. A single ground mounted
monument sign was approved for each of the lots along Maryland Avenue/South Taylor
Street. The monument signs approved allowed a maximum height of ten (10) feet and
100 square feet in area. Building signage approved was on the facades of the buildings
with street frontages. A wall sign was proposed on the western fagade of the proposed
hotel building. This fagade did not have public street frontage. The maximum wall
signage coverage approved was ten (10) percent of the fagade area.
A variance from the Land Alteration Ordinance to allow grading of the entire five (5) lot
development with the issuance of a building permit for one or more lots was approved by
the Planning Commission on July 23, 2009. The grading of the lots did occur with the
development of the parking lots serving St. Mark's Church.
Ordinance No. 20,267 adopted by the Little Rock Board of Directors on May 18, 2010,
allowed a revision to the previously approved PCD. The approval allowed St. Mark
Baptist Church, located at 5722 West 12th Street, to amend the previously approved PCD
by adding additional property to the original site plan and allow an expansion of their
facilities. The church planned the construction of a 3,000-seat worship center along with
education space for children and teens. Other ancillary space in the project included,
meeting rooms, choir suite, television ministry studio, indoor playground space, offices
and a catwalk system. The facility was to also house a gathering space for the
congregation. This entrance was to be oriented toward the loth Street/Fair Park
intersection and was to create a new "front door" for the church.
FILE NO.: Z-8472-C
The proposed project included the demolition of existing structures, the abandonment of
existing streets and easements, the addition of landscaped areas, the installation of a
fountain and cross structure and additional off-street parking. The church did not
completely follow the previously approved site plan. Since the time of approval the church
has constructed a youth center but has not demolished the existing church sanctuary.
On April 21, 2011, the Little Rock Planning Commission denied a request to revise the
previously approved PCD for the northern portion of the site to allow the placement of
restaurant space and a convenience store with gas pumps on the site. The denial was
not appealed to the Board of Directors.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to amend the previously approved PCD for the
northern portion of the site, Lots 3 — 5, to allow the construction of a 120-foot by
120-foot building envelope for a 4-story medical office building. The plan indicates
the placement of 61 staff parking spaces, 31 handicap parking spaces and 173
patient parking spaces. The hours of operation are from 6 am to 8 pm Monday
through Friday and from 8 am to 12 pm on Saturday.
B. EXISTING CONDITIONS:
This area of the City contains a mixture of uses including commercial, residential,
warehouse, church activities and a cemetery. Across Fair Park Boulevard is a
property zoned PCD which contains a restaurant building, a hotel and a
convenience store. South of the site on the west side of Fair Park Boulevard
St. Mark's Church has removed a number of buildings to allow for future expansion
of the church. On the east side of Fair Park Boulevard are vacant and occupied
single-family residences. Along West 10th Street on the north side is a refrigeration
company, a plumbing warehouse, mini -storage, a multi -story office building and a
hotel. On the south side of West 10th Street are church related uses, the sanctuary
of St. Mark's Baptist Church, a cemetery and a multi -story office building.
Both West loth Street and Fair Park Boulevard appear to have been constructed
to Master Street Plan standard. Maryland Avenue has been reconstructed to City
standards complete with curb, gutter and sidewalk extending from Fair Park
Boulevard to West 10th Street.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site, the University District, the
Oak Forest Neighborhood Association, the Fair Park Residents Association, the
Curran Conway Neighborhood Association and the University District
Neighborhood Association were notified of the public hearing.
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FILE NO.: Z-84
❑C
E
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the public
right-of-way prior to occupancy.
2. 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.
3. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the right-of-
way from Traffic Engineering, Travis Herbner at 501.379.1805 or
therbnerCa�littleroca k.org.
4. Stormwater detention ordinance applies to this property. Show proposed
location of the detention facility.
5. 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.
6. 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.
7. Proposed private improvements show to be within the existing right-of-way.
8. In accordance with Section 32-8, no obstruction to visibility shall be located
within a triangular area 50-feet back from the intersecting right-of-way line (or
intersecting tangent lines for radial dedications) at the intersection of Maryland
Avenue with Fair Park Boulevard.
9. 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 main extension required with
public sewer
Contact Little
Service is required for this project. Capacity fee
Rock Wastewater Utility for additional information.
easements if new
analysis required.
Entergy: Entergy does not object to this proposal. An existing power line exists
on Fair Park Boulevard to the east of this proposed development site. There do
not appear to be any conflicts with existing electrical facilities. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceed.
Centerpoint Energy: No comment received.
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FILE NO.: Z-8472-C
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. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. 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.
6. 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.
7. 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.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are used,
a reduced pressure zone back flow preventer shall be required.
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FILE NO.: Z-8472-C Cont.)
Fire Department:
1. Maintain Access.
2. 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.
3. 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.
4. 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.
5. Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire
apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
6. 30-foot Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D 105.4.
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FILE NO.: Z-8472-C(Cont.)
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30', approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26', exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of 15
feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
7. 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.
Rock Region Metro: The site is located near Rock Region Metro Routes #17 —
Mabelvale-Downtown, #25 — Pinnacle Mountain Express, #26 — Oak Grove
Maumelle Express and #3 — Baptist Medical Center.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and 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; cricheyCu--)littlero_ck.org or
Mark Alderfer at 501.371.4875; malderfer@littlerock.oM
Planning Division: This request is located in the 1-630 Planning District. The Land
Use Plan shows Mixed Use (MX) for this property. The Mixed Use category
provides for a mixture of residential, office and commercial uses to occur. A
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FILE NO.: Z-8472-C
Planned Zoning District is required if the use is entirely office or commercial or if
the use is a mixture of the three. The applicant has applied for a revision to the
PCD zoning (Planned Commercial District) to revise the site plan and allow for the
construction of a medical office building.
Master Street Plan: To the east of the property Fair Park Boulevard and it is a
Minor Arterial, to the south of the property is West 10th Street and it is a Collector,
to the north of the property is 1-630 and it is a Freeway on the Master Street Plan.
A Minor Arterial provides connections to and through an urban area and their
primary function is to provide short distance travel within the urbanized area.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Fair Park Boulevard since it is a Minor Arterial. The primary function
of a Collector Road is to provide a connection from Local Streets to Arterials. These
streets may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: There is a Class I Bike Path between the north property line of this
property and 1-630. A Bike Path is to be a paved path physically separate for the
use of bicycles.
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 (Y2) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required shall
be fifty (50) feet. The property is located in the City's designated mature area.
A twenty-five (25%) percent reduction of the perimeter width requirements is
acceptable. A minimum twenty-eight (28) foot buffer is required adjacent to
the Fair Park Boulevard right-of-way.
3. Street buffers shall be a minimum of thirty (30) feet in width when abutting an
expressway except within mature areas. A twenty-five (25%) percent
reduction of the perimeter width requirements is acceptable. A minimum
twenty-three (23) foot buffer is required adjacent to the 1-630 right-of-way
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. 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.
6. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. This strip shall
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FILE NO.: Z-8472-C (Cont.
be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall
be planted for every thirty (30) linear feet of° perimeter planting strip. The
property is located in the City's designated mature area. A twenty-five (25%)
percent reduction of the perimeter width requirements is acceptable.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout
the parking area(s). For developments with more than one hundred fifty (150)
parking spaces the minimum size of an interior landscape area shall be three
hundred (300) square feet. Interior islands must be a minimum of seven and
one half (7 1/2) feet in width. Trees shall be included in the interior landscape
areas at the rate of one (1) tree for every twelve (12) parking spaces. The
property is located in the City's designated mature area. A 25% reduction of
the interior parking requirements is acceptable.
8. Dumpsters, loading docks, heating and air conditioning units, external
storage of materials, communications equipment and similar outside activities
and appurtenances shall be screened from abutting properties and streets.
9. An irrigation system shall be required for developments of one (1) acre or
larger.
10. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
11. 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: (October 12, 2016)
The applicants were present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete the
review process. Staff requested information concerning the proposed building
height, any proposed fencing and the proposed signage plan. Staff stated all site
lighting was to be low level and directional, directed downward into the site. Staff
questioned if there would be any area of covered drop-off for the patients.
Public Works comments were addressed. Staff stated a grading permit was
required prior to any land clearing on the site. Staff stated any broken curb, gutter
or sidewalk was to be repaired prior to the issuance of a certificate of occupancy.
Staff stated the City's Stormwater Detention Ordinance would apply to the
development of the site. Staff stated no obstruction to visibility could be located
within a triangular area 50-feet from the intersecting right of way lines.
Landscaping comments were addressed. Staff stated street buffers were required
along all street sides. Staff stated since the site was located within the designated
Mature Area the buffers could be reduced to no less than six feet nine inches
(6-feet 9-inches). Staff stated a perimeter planting strip was required along any
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FILE NO.: Z-8472-C (Cont.
side of a vehicular use area that abutted adjoining property or the street right of
way. Staff stated eight percent (8%) of the vehicular use area was to be
designated as green space.
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:
The applicant submitted a revised site plan to staff addressing the technical issues
associated with the request raised at the October 12, 2016, Subdivision Committee
meeting. The revised plan includes a covered area for patient
drop-off. The applicant has provided the proposed signage plan, noted the
proposed fencing plan and indicated the maximum building height.
The request is to amend the previously approved PCD for the northern portion of
the site, Lots 3 — 5, to allow the construction of a 120-foot by 120-foot building
envelope with a 4-story office building. The applicant has indicated the maximum
building height of the eastern side of the building will be 64-feet and the western
side 80-feet. The site slopes downward from east to west which allows the
placement of parking on the lower level of the building entered from the west side
of the building.
The plan indicates the placement of 22 staff surface parking spaces, 39 covered
staff parking spaces, 35 handicap parking spaces and 162 patient parking spaces.
The site is proposed with 20 doctors. Parking for a medical office use is typically
based on six (6) parking spaces per doctor or dentist. With 20 doctors utilizing the
site 120 parking spaces would typically be required to serve the development. The
plan indicates 258 parking spaces to serve the development.
The applicant is requesting signage on all four (4) facades of the building. The site
has street frontage on three (3) sides. The only facade without direct street
frontage is the western facade. There is however, a right of way for Fillmore Street
which ends at this property's southern boundary. The total signage on all facades
will be limited to a maximum of ten percent of the facade area on which the sign
will be placed. The plan indicates the placement of ground signage
not to exceed six (6) feet in height and sixty-four (64) square feet in
three (3) locations, all placed in areas with street frontage.
The hours of operation are from 6 am to 8 pm Monday through Friday and from
8 am to 12 pm on Saturday. Dumpster service will be limited to Monday through
Friday from 7 am to 6 pm.
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FILE NO.: Z-8472-C (Cont.
The site plan indicates the placement of a street buffer along Fair Park Boulevard
with an average buffer width of approximately 25-feet varying from 22-feet to a
maximum of 27-feet. The street buffer along 1-630 has an average buffer width of
24-feet varying from 17-feet at the northeast corner of the site to 38-feet along the
building. The buffer along Maryland Avenue is indicated at 9-feet.
Staff is supportive of the applicant's request. The site plan as presented allows for
the development of a medical office in -lieu of a hotel and two (2) restaurant spaces.
In staff's opinion the applicant has done an adequate job in addressing the
technical issues associated with the proposed site development. The parking as
proposed far exceeds the typical parking required for a medical office building but
according to the applicant the medical office is heavily staffed to provide the
required services to the patients. To staff's knowledge there are no remaining
outstanding technical issues associated with the request. Staff feels the
development as proposed is appropriate.
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: (NOVEMBER 3, 2016)
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 8 ayes, 0 noes, 2 absent and
1 open position.
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