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HomeMy WebLinkAboutZ-8599-A Staff AnalysisSUBDIVISION COMNUTTEE COMMENTS SEPTEMBER 16, 2010 ITEM NO.: 15. ARKANSAS BAPTIST COLLEGE CLASSROOM BUILDING CONDITIONAL USE PERMIT — 1600 DR. MARTIN LUTHER KING DRIVE Z-8599-A Planning Staff Comments: 1. The century old Bill of Assurance for Centennial Addition does not address use issues. 2. The property lies within the area of the Central High Design Overlay District. The development must comply with the provisions of the DOD or be resubmitted as a PZD. Staff has reviewed the pertinent provisions of the DOD as follows: (a) Orientation: The primary facade of a non-residential building shall face the principal street. The principal streets, as referred to in this section, shall refer to the street having the highest classification according to the City Master Street Plan. Buildings located on corner lots shall have the same orientation as adjacent non-residential structures. This building is located within the body of the campus and has no frontage on a public street. (b) Ground -level fagade. For new construction, at least sixty (60) percent of the ground floor level facing pedestrian public circulation areas shall be glass -windows and/or displays. The east fagade, facing the interior of the campus quad, appears to need additional glass windows or displays. (c) Nonresidential Building Setback: All commercially and office zoned properties within the boundaries of this districts shall have a ten foot (10 ) front setback with building sited at the front setbackproperty line. Properties on street corners shall be sited on the property lines ten (10) feet off the property lines abutting the street corner. There shall be a five (5) feet side yard setback from residentially zoned properties, zero feet side yard setback from non -residentially zoned property and rear yard setback of twenty-five (25) feet. This building is located within the body of the campus and has no direct relationship to an abutting property line. (d) Drive through facilities: No drive through facilities shall be permitted on front facades of buildings. Buildings, which are on a corner, shall be considered to have two front facades. Drive - through facilities are permissible on side or rear facades. Not applicable. (e) Roofs. Flat roofs and pitched roofs are permitted. Rooflines should follow predominant style of the adjacent buildings. This building has a pitched roof which is compatible with the adjacent buildings. ()9 Materials: The materials of the exterior shell shall be brick, other masonry, wood, or a material that resembles wood (i.e., vinyl siding, etc.) The exterior of the building is indicated as brick masonry, manufactured stone veneer and stucco. Stucco is appropriate, (not E.I.F.S.). (g) Standard parking requirements. Parking requirements within the district shall be fifty (50) percent of that required by Article VIII of Chapter 36 ITEM NO- 15. CON'T Z-8599-A Parking requirements for colleges are determined by the total square footage of all buildings and by the total number of students; one space per three hundred (300) square feet of gross floor area or one space for every four (4) students, whichever is greater. Provide these numbers to staff so parking requirements can be determined. (h) Maximum Parking: The maximum parking allowed shall be the minimum standard established in Article VIII of Chapter 36. See above. (i) Parking Facilities. Surface parking shall be limited to the side and rear of structures. No parking shall be allowed in the `front yard setback". Parking structures shall have ground -level uses devoted to non -vehicular activities. Development of ground -level retail or office uses is encouraged. No new parking is proposed. Utilities and Services. (d) All new utilities for developments within the district shall be buried. All new developments are required to place utilities and cabled services in subterranean locations from the pole to the structure. Applicant, provide response. (e) Dumpster delivery and waste removal areas hall be located in alleys where available or in common service areas for multiple developments. Applicant, provide response. (� In all areas, service and waste removal areas shall be screened and located away from public outdoor spaces and pedestrian areas. Dumpster screening as per [Section] 36-253. Applicant, provide response and indicate a plan. Landscaping. (c) Trees greater than fourteen (14) inches in diameter, measured at four and one-half (4 %) feet above the ground, shall be protected from removal and damages in future development of the district. Any development within fifty (50) feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place. Tree removal can only be done if approved by the City's Urban Forester. Penalties for violations shall be a listed in Chapter 1-9. For trees in the Public Right -of -Way, see Section 15-51. Indicate on plan all existing trees in the area of proposed building construction and within fifty (50) of the proposed building construction. Provide caliper of the trees, measured at four and one-half (4 ''/2) feet above the ground. 3. Provide signage plan. VarianceAVaivers: + None requested. ITEM NO.: 15. (CON'T) (Z-8599-A} Public Works: 1. No comments. Utilities and Fire Department/Coun1y Planning Wastewater: Sewer available to this project. Entergy: No comments received. 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. A water main extension will be needed to provide water service to this property. 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 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. 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) required that upon installation of the RPZA, successful test 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 CAW's Cross Connection Section within ten (10) 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. 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. Place fire hydrants per code. 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. Additional trees are both appreciated and highly encouraged. Other: Submit responses to staff comments and four (4) copies of revised site plan, (if required), no later than Wednesday September 22, 2010. Required notices must be sent via certified mail no later than Wednesday September 22, 2010 and proof of notification returned to staff by October 1, 2010. requirements can be given when properly preserving trees of six (6) inch caliper or larger. 10. Love N Care Dav Care Center (Z-8420-A Site plan must comply with the cities minimal landscape and buffer ordinance requirements. The zoning street buffer requires a nine -foot (9') wide street buffer along 37th Street. This is measured after any right-of-way dedication. Removal of asphalt/concrete maybe required in conjunction with this application. The landscape ordinance requires a nine -foot (9') wide perimeter landscape strip around the sites entirety. This may require the removal of asphalt/concrete in conjunction with this application. A variance must be obtained from the City Beautiful Commission for any deviation from this minimal city ordinance requirement. The landscape ordinance requires that a minimum of eight percent (8%) of the interior of the parking lot be green space. Currently, it appears this minimal amount isn't'being 'met. A variance from this minimal city ordinance requirement must be obtained from the City Beautiful Commission. A small amount of building landscaping is required. Circulation of the parking lot is questionable; revise. 11. 7001 Cantrell Auto Repair (Z-8545-A) Site plan must comply with the cities minimal landscape and buffer ordinance requirements. An upgrade may be required if the rehabilitation of the structure exceeds fifty percent (50%) of the current replacement cost. Any/al l,landscaping,additions are both appreciated and. encouraged. With the removal of one of the driveways, the addition of some additional green space seems optimal for that area. 14. ABC -Dining Hall Expansion Z-8599 Site plan must comply with the cities minimal landscape and buffer ordinance requirements. Street trees are highly encouraged along 17th Street. 15. ABC- Classroom Building (2-9599-A) Site plan must comply with the cities minimal landscape and buffer ordinance requirements. Additional trees are both appreciated and highly encouraged. October 7, 2010 ITEM NO.: 15 FILE NO.: Z-8599-A NAME: Arkansas Baptist College Classroom Building — Conditional Use Permit LOCATION: 1600 Dr. Martin Luther King Drive OWNER/APPLICANT: Arkansas Baptist College PROPOSAL: A conditional use permit is requested to allow for the addition of a one-story classroom building to this R-4 zoned college campus. SITE LOCATIO The proposed classroom building is located within the body of the main part of the ABC campus; west of the formerly abandoned Bishop Street right-of-way and north of the formerly abandoned 17th Street right-of-way. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed classroom building project is located within the body of the main part of the ABC campus. The college and its architects have worked to assure that the design complies with the applicable criteria of the Central High Design Overlay District. The proposed classroom building appears to be compatible with the area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Central High and Downtown Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The parking requirement for a college is one (1) space for each 300 square feet of gross floor area or one (1) space per 4 students, whichever is greater. The campus buildings total square footage is 117,200 square feet and the enrollment is 1,127 students. The parking requirement based on square footage is 390 spaces. Based on enrollment, the requirement is 280 spaces. Within the Central High DOD, the parking requirement is 50% of the typical requirement; 195 spaces based on square footage and 140 based on enrollment. The campus contains several existing and planned parking lots, including a 119-space lot to be built at 17t" and Marshall. Many of the students utilize public transportation. It is estimated that there are 200 existing and planned parking spaces on the campus. October 7, 2010 ITEM NO.: 15 (Cont.) 4. SCREENING AND BUFFERS: FILE NO.: Z-8599-A Site plan must comply with the City's landscape and buffer ordinance requirements. 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comments received. 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. A water main extension will be needed to provide water service to this property. 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 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. 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) required that upon installation of the RPZA, successful test of the assembly must be 2 October 7, 2010 ITEM NO.: 15 Cont. LE NO.: Z completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent CAW's Cross Connection Section within ten (10) 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. 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. Place fire hydrants per code. County Planning: No Comments. CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT (SEPTEMBER 16, 2010) Robert Turner was present representing the college. Staff advised Mr. Turner to submit a completed agent authorization form from the college. Staff presented the item and noted that the project had been reviewed for compliance with the Central High Design Overlay District criteria. Each of the pertinent criteria were reviewed and the applicant was asked to provide additional information and responses. Utility and Landscape Comments were noted. The applicant was advised to provide responses to the various issues by September 22, 2010. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Arkansas Baptist College is proposing to construct a small classroom building in the middle of the college campus, adjacent to the library. The one-story building will contain five classrooms and restroom facilities. The property lies within the area of the Central High Design Overlay District. The development must comply with the provisions of the DOD or be resubmitted as a PZD. Staff has reviewed the pertinent provisions of the DOD as follows: (a) Orientation: The primary facade of a non-residential building shall face the principal street. The principal streets, as referred to in this 3 October 7, 2010 ITEM NO.: 15 (Cont_ FILE NO.: Z-8599-A section, shall refer to the street having the highest classification according to the City Master Street Plan. Buildings located on corner lots shall have the same orientation as adjacent non- residential structures. This building is located within the body of the campus and has no frontage on a public street. (b) Ground -level fagade. For new construction, at least sixty (60) percent of the ground floor level facing pedestrian public circulation areas shall be glass -windows and/or displays. The applicant submitted revised building elevations and the west facade and the east fagade, facing the interior of the campus quad, both now have additional glass windows. The facades comply with the DOD requirement. (c) Nonresidential Building Setback: All commercially and office zoned properties within the boundaries of this districts shall have a ten foot (10) front setback with building sited at the front setback property line. Properties on street corners shall be sited on the property lines ten (10) feet off the property lines abutting the street corner. There shall be a five (5) feet side yard setback from residentially zoned properties, zero feet side yard setback from non -residentially zoned property and rear yard setback of twenty- five (25) feet. This building is located within the body of the campus and has no direct relationship to an abutting property line. (d) Drive through facilities: No drive through facilities shall be permitted on front facades of buildings. Buildings, which are on a corner, shall be considered to have two front facades. Drive - through facilities are permissible on side or rear facades. Not applicable. (e) Roofs. Flat roofs and pitched roofs are permitted. Rooflines should follow predominant style of the adjacent buildings. This building has a pitched roof which is compatible with the adjacent buildings. M October 7, 2010 ITEM NO.: 15 (Cont. FILE NO.: Z-8599-A (f) Materials: The materials of the exterior shell shall be brick, other masonry, wood, or a material that resembles wood (i.e., vinyl siding, etc.) The exterior of the building is indicated as brick masonry, manufactured stone veneer and stucco. Stucco is appropriate, (not E.I.F.S.). (g) Standard parking requirements. Parking requirements within the district shall be fifty (50) percent of that required by Article Vlll of Chapter 36. Parking requirements for colleges are determined by the total square footage of all buildings and by the total number of students; one space per three hundred (300) square feet of gross floor area or one space for every four (4) students, whichever is greater. The campus building's total square footage is 117,200 square feet and the enrollment is 1,127 students. The typical requirement based on square footage is 390 spaces; 195 under the DOD. The typical requirement based on enrollment is 280 spaces; 140 under the DOD. There are an estimated 200 spaces either existing or proposed for construction on the campus. (h) Maximum Parking: The maximum parking allowed shall be the minimum standard established in Article Vlll of Chapter 36. See above. (i) Parking Facilities. Surface parking shall be limited to the side and rear of structures. No parking shall be allowed in the "front -yard setback". Parking structures shall have ground -level uses devoted to non -vehicular activities. Development of ground -level retail or office uses is encouraged. No new parking is proposed. Utilities and Services. (a) All new utilities for developments within the district shall be buried. All new developments are required to place utilities and cabled services in subterranean locations from the pole to the structure. Utilities are already in place and no new overhead utilities are proposed. 61 October 7, 2010 ITEM NO.: 15 (Cont.) FILE NO.: Z-8599-A (b) Dumpster delivery and waste removal areas hall be located in alleys where available or in common service areas for multiple developments. No new waste removal area or dumpster are proposed. (c) In all areas, service and waste removal areas shall be screened and located away from public outdoor spaces and pedestrian areas. Dumpster screening as per [Section] 36-253. No new waste removal area or dumpster are proposed. Landscaping. (c)Trees greater than fourteen (14) inches in diameter, measured at four and one-half (4 %) feet above the ground, shall be protected from removal and damages in future development of the district. Any development within fifty (50) feet of any such tree shall be reviewed prior to development to assure protective measures are included and in place. Tree removal can only be done if approved by the City's Urban Forester. Penalties for violations shall be a listed in Chapter 1-9. For trees in the Public Right -of -Way, see Section 15-51. No trees will be removed from the site. (Staff will confirm prior to any site work.) No signage has been proposed. Staff would recommend that any signage be limited to a wall sign on the front (east) fagade of the building. To staff's knowledge, there are no issues. The proposed building appears to comply with the provisions of the DOD. The century -old bill of assurance for Centennial Addition does not address use issues. The building is proposed for placement in the middle of the campus where it is surrounded by other existing campus buildings. Staff does not believe the placement of this small classroom building will negatively impact surrounding properties. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 8 October 7, 2010 ITEM NO.: 15 (Cont. FILE NO.: Z-8599-A 2. The building design must comply with the applicable provisions of the Central High Design Overlay District. 3. Prior to any site work commencing on the site, the building location and construction area is to be staked out and Planning Staff is to visually verify that there are no trees to be removed and that any trees within 50 feet of the development are protected. PLANNING COMMISSION ACTION: (OCTOBER 7, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved, as recommended by staff, by a vote of 11 ayes, 0 noes and 0 absent. 7