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HomeMy WebLinkAboutZ-8599-B Staff AnalysisJanuary 6, 2011 ITEM NO.: 11 FILE NO.: Z-8599-B NAME: Arkansas Baptist College Dining Hall — Conditional Use Permit LOCATION: 1600 Martin Luther King Blvd, OWNER/APPLICANT: Arkansas Baptist College PROPOSAL: A conditional use permit is requested to allow use for construction of a new dining hall on this R-4 zoned college campus. 1. SITE LOCATION: The site is located on the northwest corner of West 17th and Martin Luther King Blvd. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed dining hall building will replace an existing building and 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 dining hall appears 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 17th and Marshall. Many of the students utilize public transportation. It is estimated that there are 200 existing and planned parking spaces on the campus. January 6, 2011 ITEM NO.: 11 Cont.) FILE NO.: Z-8599- 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. 5. PUBLIC WORKS COMMENTS: 1. At least twenty (20) feet of driving surface should be located on 17tn Street. The twenty (20) feet should be measured from the face of curb to the face of curb at its narrowest point. 2. For this street design, 17t" Street right-of-way should be abandoned to Martin Luther King. 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: NO OBJECTIONS. 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 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the 0 January 6, 2011 ITEM NO.: 11 (Cont. FILE NO.: Z-8599-B 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 Certfiied 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. 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: Place fire hydrants per code. County Planning: No Comments. CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 2010) The applicants were present. Staff presented the item and noted some additional information was needed and a couple of changes needed to be made to assure compliance with the Central High Overlay District. It was noted that the Y2 block of remaining 17th Street right -of --way needed to be abandoned. Public Works, Utility and Landscape Comments were noted. The applicants were advised to respond to staff issues by December 15, 2010. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Arkansas Baptist College is proposing to remove an existing cafeteria and classroom building and to build in its place a new dining hall building. Currently, the dining hall can seat 150 students. The new dining hall will seat 320 students. There will be a two -phased demolition of the current structure. James Hall will be demolished over the winter break; the remainder of the demolition will be performed by the select general contractor. Through the duration of the project, the current kitchen will remain operational. Food will be prepared in the kitchen and served at an alternate location. A temporary wall will be constructed on the 3 January 6, 2011 EM NO.: 11 (Co FILE NO.: Z-8599-B east wall of the current kitchen after demolition. At the end of the project the kitchen will be demolished and that area will become a plaza area. 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 has "front" facades facing the campus quad and the adjacent street. Both facades are designed with entry features, doors, windows and appropriate architectural features. (b) Ground -level facade. 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 north facade, facing the campus quad, and the east facade, facing the street, comply. The south facade does not face a pedestrian public area. Additional glass windows or displays have been added on the west fagade in response to a comment raised at Subdivision Committee. (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. The property is not zoned commercially or office. However, the proposed new building is complying with the spirit of the overlay by being placed somewhat closer to the front setback and more in line with the buildings along Martin Luther King Boulevard. The new building is set behind the twenty-five (25) foot setback required by the zoning district. (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. El January 6, 2011 ITEM NO.: 11 Cont. FILE NO.: Z-8599-B Not applicable. (e) Roofs. Flat roofs and pitched roofs are permitted. Rooflines should follow predominant style of the adjacent buildings. This building incorporates both flat and pitched roof which is compatible with the adjacent buildings. (t) 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 prefinished architectural metal panels. The use of metal panels does not comply with the overlay. The applicant submitted a revised plan indicating the use of stucco in these areas. If cost is prohibitive for use of stucco, the applicant proposes the use of fiber -cement siding board (simulated wood siding also known as Hardie Board). Metal louver soffit vents will be located on the east and west ends of the building. (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 parking complies. See the analysis in Section 3 of this agenda report. (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. 0 January 6, 2011 ITEM NO.: 11 (Cont.) FILE NO.: Z-8599-B 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. All new utilities to the new structure will be installed underground. (b) Dumpster delivery and waste removal areas hall be located in alleys where available or in common service areas for multiple developments. The dumpster and landing area are located in a service yard south of the building, in what will be the former right-of-way of 17t" Street. (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. The service area is appropriately located and screened. 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. There are no existing trees in the project area and no trees will be removed. (Staff will confirm prior to any site work.) Signage will consist of a possible wall sign and small ground mounted signs that are typical of those used throughout the campus. 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 is it surrounded by other existing campus buildings. Staff does not believe the placement of this dining hall building will negatively impact surrounding properties. 191 January 6, 2011 ITEM NO.: 11 (Cont.) FILE NO.: Z-8599-B The applicant is pursuing the abandonment of the remaining portion of 17th Street right-of-way as part of another item on this agenda (Item No. 12, Z-8626). STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. 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. 2. The building design must comply with the applicable provisions of the Central High Design Overlay District. 3. Prior to any site work, Planning Staff is to meet with the applicant on the site to visually verify that there are no trees to be removed and any trees within 50 feet of the development site are protected. 4. The remaining'/z block of West 17th Street right-of-way west of Martin Luther King Blvd. is to be abandoned. PLANNING COMMISSION ACTION: (JANUARY 6, 2011) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as 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 8 ayes, 0 noes, 1 absent and 2 open positions. 7 SUBDIVISION COMMITTEE COMMENTS DECEMBER 9, 2010 ITEM NO.: 11. ARKANSAS BAPTIST COLLEGE DINING HALL CONDITIONAL USE PERMIT — 1600 MARTIN LUTHER KING BOULEVARD Z-8599-B 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 fagade 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 has "front" facades facing the campus quad and the adjacent street. Both facades are designed with entry features, doors, windows and appropriate architectural features. (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 north fagade, facing the campus quad, and the east fagade, facing the street, comply. The south fagade does not face a pedestrian public area. Additional glass windows or displays are needed on the west fagade. (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. The property is not zoned commercially or office. However, the proposed new building is complying with the spirit of the overlay by being placed somewhat closer to the front setback and more in line with the buildings along Martin Luther King Boulevard. The new building is set behind the twenty-five (25) foot setback required by the zoning district. (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 incorporates both flat and pitched roof which is compatible with the adjacent buildings. ITEM NO.: 11. CON'T Z-8599-5 (fl 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 prefinished architectural metal panels. The use of metal panels does not comply with the overlay. The plan needs to be modified to indicate another material. (g) Standard parking requirements. Parking requirements within the district shall be fifty (50) percent of that required by Article VIII 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. 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 ofstructures. 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. Applicant, provide response. (b) Dumpster delivery and waste removal areas hall be located in alleys where available or in common service areas for multiple developments. The dumpster and landing area are located in a service yard south of the building, in what will be the former right-of-way of 17`h Street. (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. The service area is appropriately located and screened. 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. ITEM NO.: 11._ (CON'T) (Z-8599-B} 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 ''/z) feet above the ground. 3. Provide signage plan. 4. The remaining 17t" Street right-of-way must be abandoned. Variance/Waivers: • None requested. Public Works: 1. At least twenty (20) feet of driving surface should be located on 17`h Street. The twenty (20) feet should be measured from the face of curb to the face of curb at its narrowest point. 2. For this street design, l7`h Street right-of-way should be abandoned to Martin Luther King. Utilities and Fire Department/County Plannin& Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received, Water: NO OBJECTIONS. 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 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. 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 Certfiied 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. 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: Place fire hydrants per code. ITEM NO.: 11. (CON'T) (Z-8599-B County Planning: No Comments. CATA: The site is located on a CATA bus route. Planning Division: No Comments. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Street trees are highly encouraged. Other: Submit responses to staff comments and four (4) copies of revised site plan, (if required), no later than Wednesday December 15, 2010. Required notices must be sent via certified mail not later than Wednesday December 22, 2010 and proof of notification returned to staff by December 30, 2010. SUBDIVISION COMMITTEE COMMENTS DECEMBER 9, 2010 ITEM NO.: 11. ARKANSAS BAPTIST COLLEGE DINING HALL CONDITIONAL USE PERMIT —1600 MARTIN LUTHER KING BOULEVARD Z-8599-B Planning Staff' Comments: 1. The century old Bill of Assurance for Centennial Addition does not address use issues. RESPONSE: Acknowledged 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 fagade 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 has "front" facades facing the campus quad and the adjacent street. Both facades are designed with entry features, doors, windows and appropriate architectural features. RESPONSE: Acknowledged (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 north fagade, facing the campus quad, and the east fagade, facing the street, comply. The south fagade does not face a pedestrian public area. Additional glass windows or displays are needed on the west fagade. RESPONSE: SCM has added glass to the west facade. Refer to the revised drawings. (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. The property is not zoned commercially or office. However, the proposed new building is complying with the spirit of the overlay by being placed somewhat closer to the front setback and more in line with the buildings along Martin Luther King Boulevard. The new building is set behind the twenty-five (25) foot setback required by the zoning district. RESPONSE: Acknowledged (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. RESPONSE: Acknowledged (e) Roofs. Flat roofs and pitched roofs are permitted. Rooflines should follow predominant style of the adjacent buildings. This building incorporates both flat and pitched roof which is compatible with the adjacent buildings. RESPONSE: Acknowledged ITEM NO.: 11. WON'T) Z-8599-8 ( 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 prefinished architectural metal panels. The use of metal panels does not comply with the overlay. The plan needs to be modified to indicate another material. RESPONSE: SCM has revised the building elevation drawings to indicate the use of stucco in these areas. If cost is prohibitive for the use of stucco in these areas, SCM proposes as an alternate that these areas be clad with fiber -cement siding board (simulated wood siding; also known as Hardie Board). Also note, the use of a louver vent on the east and west facades which will need to be pre -finished metal product for weather resistance. (g) Standard parking requirements. Parking requirements within the district shall be fifty (50) percent of that required by Article VIII 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. Provide these numbers to staff so parking requirements can be determined. RESPONSE: Campus buildings total square footage: 117,200 Total number of students: 1127 (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. (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. Applicant, provide response. RESPONSE: All new utilities to the new structure shall be installed underground per design drawings and utility company requirements. (b) Dumpster delivery and waste removal areas hall be located in alleys where available or in common service areas for multiple developments. The dumpster and landing area are located in a service yard south of the building, in what will be the former right-of-way of 17t" Street. RESPONSE: Acknowledged / design shall comply (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. The service area is appropriately located and screened. RESPONSE: Acknowledged / design shall comply Landscaping. (c) Trees greater than fourteen (14) inches in diameter, measured at four and one-half (4 Y2) 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. ITEM NO.: 11. _(CON'T) (Z-8599-B) 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 ''/z) feet above the ground. RESPONSE: There are no existing trees in the project area and thus there are no existing trees with 14 inch or greater diameter within 50 feet of the proposed building construction. 3. Provide signage plan. RESPONSE: Signage located on revised plan. Refer to plan. (Signage shall be aluminum construction campus standard signage less than 60" above finish grade. 4. The remaining 17'' Street right-of-way must be abandoned. RESPONSE: Acknowledged. Documentation Submitted Variance/Waivers: • None requested. Puhlic Works - At least twenty (20) feet of driving surface should be located on 17`h Street. The twenty (20) feet should be measured from the face of curb to the face of curb at its narrowest point. RESPONSE: Acknowledged. Street design will comply. 2. For this street design, 17'' Street right-of-way should be abandoned to Martin Luther King. RESPONSE: Owner is requesting abandonment of right-of-way to Martin Luther King. Utilities and Fire De artment/Coun Planning: Wastewater: Sewer available to this project. Entergy: Centerpoint Energy: AT&T (SBC): Water: Fire Department: Place fire hydrants per code. RESPONSE: Acknowledged / design shall comply County Planning: No Comments. CATA: The site is located on a CATA bus route. Planning Division: No Comments. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. RESPONSE: Acknowledged / design shall comply Street trees are highly encouraged. RESPONSE: Acknowledged. Other: Submit responses to staff comments and four (4) copies of revised site plan, (if required), no later than Wednesday December 15, 2010. Required notices must be sent via certified mail not later than Wednesday December 22, 2010 and proof of notification returned to staff by December 30, 2010.