HomeMy WebLinkAboutZ-8525 Staff AnalysisMarch 11, 2010
ITEM NO.: 7 FILE NO.: Z-8525
NAME: Arkansas Baptist College Dormitory —
Conditional Use Permit
LOCATION: 1517 West 17th Street (East side of Bishop,
between 17th and 18th)
OWNER/APPLICANT: Arkansas Baptist College
PROPOSAL: A conditional use permit is requested to allow for the
construction of college dormitories on this R-4 zoned,
.96 acre site.
SITE LOCATION:
The site is located on the east side of Bishop Street, between West 17th
and West 18th Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD -
The site is located within the area of the college campus. The main part of
the campus occupies most of a two -block area directly to the north. Other
campus facilities are located across Bishop Street to the west and
generally along Dr. Martin Luther King, Jr. Blvd., to the north and south.
Residential dwellings, both one and two family, are located in the area
around the site. The college is purchasing several properties in the area
for expansion projects. Staff believes the proposed dormitory use is
appropriate for this site.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Central High, Capitol Hill
and Downtown Neighborhood Associations were notified of this request.
As of this writing, staff has received no comments.
3. ON SITE DRIVES AND PARKING.
The parking requirement for a college dormitory is .5 space per sleeping
accommodation. The two dormitories will sleep a total of 192 persons,
including 188 students and up to 4 persons in the manager's suite. The
typical parking requirement would be 96 spaces. No parking is proposed
with this project. Currently the college has 741 students, of which, only
25% or less drive to the campus. The college currently has 145 parking
spaces with an additional 80 on -street parking spaces. A 29 space
parking lot was recently approved by the Commission at 16th and MLK.
The college has plans for a new, 126 space parking lot east of Marshall,
March 11, 2010
EM NO.: 7 (Cont.
FILE NO.: Z-8525
between 17th and 18th. That parking lot is scheduled for review and
construction in 2010. The college will then have 300 parking space, with
additional on -street parking. Staff believes the parking will be sufficient for
the use.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
The zoning buffer ordinance requires an average nine (9') foot wide street
buffer along Bishop Street. Currently, the site proposes zero.
The zoning buffer ordinance requires an average eighteen (18') foot wide
street along both 17th street and 18th street. Currently, the site proposes
zero.
Street trees along Bishop, 17th, and 18th are highly encouraged.
5. PUBLIC WORKS COMMENTS:
1. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of Bishop and 171h Street.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project. Capacity contribution
analysis required, contact LRW for details.
Entergy: 10 foot easement required in alley for 8KV primary lateral
existing.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments 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 installer 1 at the
Developer's expense.
K
March 11, 2010
ITH.1 NO.: 7 (Cont-)
FILE NO.: Z-85
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.
The facilities on -site may 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 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 backflow preventer shall be required.
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: Approved as submitted.
County Planning: No Comments.
CATA: A CATA bus route is located just east of this site, along Martin
Luther King Jr. Drive.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 18, 2010)
Robert Turner, Brad Place and John Connell were present representing the
college. Staff presented the item and noted additional information was needed
building design and occupancy, site lighting, signage, fencing and phasing. Staff
suggested limiting dumpster service to daylight hours. Staff noted that variances
would be required for reduced building setbacks, buffers and parking and
increased building height. The applicant was advised to place all the information
in a cover letter. Staff noted that a portion of the site was owned by the Little
Rock Housing Authority and authorization was required by them.
Public Works, Utility and Landscape Comments were discussed. Staff
suggested the college pursue the possible abandonment of the 17th Street right-
3
March 11, 2010
ITEM NO.: 7 (Cont.) FILE NO.: Z-8525
of -way between the dormitories and the main campus. The applicants were
advised to provide information on parking needs and availability.
The applicants were advised to submit responses to staff by February 24, 2010.
The Committee then forwarded the item to the full Commission.
STAFF ANALYSIS:
Arkansas Baptist College is requesting approval of a conditional use permit to
allow for construction of two dormitory buildings on the half -block, R-4 zoned
property located on the east side of Bishop Street, between West 17th and West
181h Streets. The location is within the overall campus area. The main campus is
located to the north. Additional campus facilities are located west of the site.
The college has been acquiring several properties in the general area for future
expansion projects.
The development consists of two, three-story buildings connected by a one-story
mechanical space.
One residence hall will house male students and one will house female students.
Each three-story building will total approximately 40,440 square feet, containing
48 two -bedroom suites accommodating 192 beds, for a total of 384 beds for both
buildings.
Each student suite is to be comprised of two student bedrooms for two students
each with two closets in each bedroom, an entry hall, sink area with two sinks
and a bathroom. There will be two study rooms per floor level. The first floor of
each building will have a main lobby area, securiV desk, vending area, janitorial
space, utility room and residential suites. The 2" and 3`d floors shall contain
residential suites, study rooms, multipurpose room and janitorial space. A
manager's suite will be located on the first floor.
The buildings will have an exterior finish of brick and E.I.F.S. with a pitched,
architectural shingled roof. The structures are proposed to have zero foot
setbacks from the property lines, with courtyard areas within and between the
buildings. The buildings will have a height of approximately 40 feet as measured
to the midpoint on the pitched roofs and a total height of approximately 50 feet to
the ridge.
The applicant did submit responses and a cover letter as required by the
Subdivision Committee. The parking question has been addressed to staff's
satisfaction as noted in Section 3 of this report. Variances have been requested
for setback, buffer, height and parking. Staff is supportive in all cases. The
applicant has indicated the college will pursue the abandonments of Bishop and
An
March 11, 2010
ITEM NO.: 7 Cont. FILE NO.: Z-8525
17tn Streets at a point in the near future. The area of those streets will become
landscaped pedestrian areas, eliminating setback variances along those
perimeters of the dormitory site. Street trees will be planted along West 17rn
West 18tn and Bishop Streets. No signage is proposed. The dumpster service
will be limited to daylight hours. Lighting will consist of pole mounted lighting in
the front courtyards and along the streets and low level security lighting with
downward shielding at points across the rear of the buildings. The buildings will
likely be constructed in two phases but may be permitted under a single building
permit. Decorative fencing will enclose the courtyard area of each building.
To staff's knowledge, there are no outstanding issues. The bill of assurance for
Centennial Addition is handwritten and illegible but likely does not address use
issues.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
Staff recommends the college pursue the abandonment of the Bishop Street and
West 17tn Street rights -of -way adjacent to the campus.
Staff recommends approval of the requested building setback, buffer, building
height and parking variances.
PLANNING COMMISSION ACTION: (MARCH 11, 2010)
The applicants were present. There was one other interested party present.
Staff presented the item and a recommendation of approval, subject to
compliance with the comments and conditions outlined in the "staff
recommendation" above. Staff also recommended approval of building setback,
buffer, building height and parking variances. Staff informed the Commission that
Samuel Mitchell, of 1800 Bishop Street, had been present with concerns about
student parking in the area, particularly students blocking the sidewalks. Staff
told the Commission that Mr. Mitchell had met with representatives of the
College, prior to this item being discussed, and his concerns had been
addressed. There was no further discussion. The item was placed on the
consent agenda and approved as recommended by staff. The vote was 9 ayes,
0 noes and 2 absent.
5