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HomeMy WebLinkAboutZ-8700 Staff AnalysisILE NO.: Z-8700 NAME: St. Vincent's Health Systems Short -form POD LOCATION: Located at 5320 — 5326 West Markham Street DEVELOPER: Orion Capital Partners 2200 N. Rodney Parham Road, Suite 206 Little Rock, AR 72212 ENGINEER: Cromwell Architects Engineers, Inc. 101 South Spring Street, Suite 100 Little Rock, AR 72201 AREA: 1.63 acres NUMBER OF LOTS: 1 zoning lot CURRENT ZONING: 0-3, General Office District ALLOWED USES: Office PROPOSED ZONING: POD PROPOSED USE: Medical Rehab Center VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: FT. NEW STREET: 0 LF The applicant is proposing a rezoning of the site from 0-3, General Office District to POD to allow the redevelopment of the site with a rehabilitation hospital. The development will consist of the demolition of the existing five (5) office buildings located at 5320 — 5326 West Markham Street. The new construction will contain an approximately 22,000 square foot, 23-bed rehabilitation facility. The facility will be a one-story building. The site plan indicates the placement of a second building to house the mechanical equipment for the site. The site plan indicates the placement of 67 parking spaces, six (6) of which will be handicap -designated spaces; two (2) of those will be van accessible. FILE NO.: Z-8700 (Cont. The building is non-combustible construction, steel frame, brick and masonry unit veneer with accent aluminum panels to help articulate the various components of the structure. Interior space division is accomplished using non-combustible drywall construction with a fully automatic fire -sprinkler system. The building has abundant natural light with views from several interior areas of War Memorial Golf Course. The style of the building is modern. The intent is to reflect the buildings that are present on the main St. Vincent's campus while meeting the spirit of the Mid -town Overlay. B. EXISTING CONDITIONS: The site contains five office buildings and a parking lot. Across A Street to the north begins the single-family neighborhood. To the west is a mixture of single-family and multi -family residences. East of the site are office uses. Other uses in the area include the War Memorial Golf Course to the south, the football stadium and the zoo to the southeast. To the east on North Harrison Street is a PCD, which was approved as an extended stay hotel, and to the northeast fronting on VanBuren Street is a PD-O, which was approved as a medical office. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site and the Hillcrest Residents Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Tyler Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that "A" Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20-foot radial dedication of right-of-way is required at the intersection of West Markham Street and Tyler Street. 4. A 20-foot radial dedication of right-of-way is required at the intersection of Tyler Street and "A" Street. 5. Handicap ramps are required to be installed at the intersection of Markham Street and Tyler Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. PA FILE NO.: Z-8700 (Cont. 6. Handicap ramps are required to be installed at Tyler Street and "A" Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Specifically along "A" Street repairs to the sidewalk and curb are needed. 8. The sidewalk along "A" Street on the northeast corner of the site should be removed and placed at grade to connect with future sidewalk to the east. The railing around the sidewalk should be removed. 9. The chain and steel pipes located in the right-of-way along "A" Street should be removed. 10. 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. 11. 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 at (501) 379-1805 (Travis Herbner). 12. 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. 13. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 14. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 15. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 16. Erosion controls must be installed to reduce discharge of polluted stormwater. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire 3 FILE NO.: Z-8700 Department needs to evaluate this site to determine whether additional public and/or private 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 the 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20-foot minimum access around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #5, the West Markham Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a request to rezone the site from 0-3, General Office District to Planned Office Development to allow the redevelopment of the site with a rehabilitation facility serving St. Vincent's Hospital. Master Street Plan: West Markham is a Minor Arterial. 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 West Markham Street since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 2 FILE NO.: Z-8700 G Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. All "Painted Islands" need to be developed as green space. This will increase on site green space, decrease on site runoff, while also helping with onsite vehicular circulation. 3. The zoning buffer ordinance requires an average seventeen -foot (17') wide street buffer along "A" Street and is to be no less than nine foot (9') in width. The site is located within the "Designated Mature Area" of the City, which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (69"). This amount is to be allocated after all right-of-way dedication. 4. The zoning buffer ordinance requires an average fifteen -foot (15') wide street buffer along Tyler Street and in no case to be less than nine foot (9') in width. The site is located within the "Designated Mature Area" of the City, which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (6'9"). This amount is to be allocated after all right -of way dedication. 5. The landscape ordinance requires a nine -foot (9) wide landscape perimeter around the sites entirety where adjacent to paved areas. The site is located within the "Designated Mature Area" of the City, which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (69"). This amount is to be allocated after all right-of-way dedication. 6. A land use buffer may be required along the property to the east. 7. An automatic irrigation system to water landscaped areas will be required. 8. The City Beautiful Commission recommend SUBDIVISION COMMITTEE COMMENT: s (September 15, 2011) Mr. Charley Penix of the Cromwell Firm was present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues associated with the request. Staff stated the development was located within the Mid -town Design Overlay District, which had specific development criteria. Staff stated the site plan as presented had a number of variations from the typical DOD standards. Staff questioned the proposed signage plan. Staff also noted the landscape strip as indicated along Tyler Street once the right of way was dedicated would not be sufficient to meet 5 FILE NO.: Z-8700 (Cont. the City's landscape ordinance requirements. Staff stated if this was the case the applicant would need to go before the City Beautiful Commission prior to the Board of Directors acting on the request. Public Works comments were addressed. Staff stated the development would trigger the City's Master Street Plan and Boundary Street Ordinance requirements. Mr. Penix stated the developers were requesting a waiver of the Boundary Street Ordinance requirements. He stated the developers were willing to dedicate right of way to the City but did not desire to complete the street widening. The Committee questioned if there were portions of the street, which could be widened. Mr. Penix stated the development was closing two (2) drives on A Street and not taking access to A Street and did not desire to complete these improvements. Landscaping comments were addressed. Staff stated a small amount of building landscaping would be required with the development. Staff also stated the street buffer along West Markham Street should be increased to six feet nine inches (6'9") to meet the DOD requirements. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS The applicant submitted a revised site plan to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan has addressed staffs concerns with regard to right of way dedication and landscaping along the abutting streets. The applicant has provided staff with the proposed building elevations to verify compliance with the Mid -town Design Overlay District requirements. The applicant has indicated the land use buffer along a portion of the eastern perimeter will not be met. Screening will be installed as required within this area. The request is to rezone the site from 0-3, General Office District to POD to allow the redevelopment of the site with a rehabilitation hospital. The property is located within the Mid -Town Design Overlay District, which requires any redevelopment in excess of 50 percent to be reviewed through the Planned Development process. The development will consist of the demolition of five (5) existing office buildings located at 5320 — 5326 West Markham Street to allow the construction of a 22,000 square foot, 23-bed rehabilitation facility. The building is proposed as a one-story building. A second building to house the mechanical equipment for the site is located within the rear parking lot area. 67 parking spaces, six (6) of which are handicap -designated spaces, two (2) of which are van accessible are proposed with a single driveway entrance from Tyler Street. 0 FILE NO.: Z-8700 (Cont. The building is non-combustible construction, steel frame, brick and masonry unit veneer with accent aluminum panels to help articulate the various components of the structure. The style of the building is modern. Building materials will be similar to the materials on the main St. Vincent's campus. The following highlights the typical DOD requirements and the site plans compliance with these typical standards: • For new construction, at least 60% of the ground floor level shall be glass -windows, entry features or displays — the site plan as presented does not meet the 60% requirement along Tyler Street ■ Primary facade of the building is to be oriented on the street — The facade along West Markham Street does not have an entrance but has a presence to the street, Tyler Street does not have a primary facade or entrance, the entrance is from the rear of the building (parking area) • Buildings are to maintain a distinction between upper and lower levels, any elevation greater than eighteen feet in height shall contain an architectural treatment, which visually divides the structure into stories — The building is a single story building • Wall projections or recesses a minimum of three (3) feet depth and a minimum of twenty (20) contiguous feet not to extend over twenty (20) percent of the facade shall be required. Arcades, display windows, entry areas or awnings shall exist along at least sixty (60) percent of the facade — the West Markham Street facade and the rear, A Street, facade meet this requirement, Tyler Street does not meet this requirement • Primary entrances shall be oriented to the street or to the principal vehicular or pedestrian routes of travel within a development, entrances should be well delineated — the development meets this criteria Buildings shall have clearly defined and visible customer entrances featuring elements such as overhangs, arcades, arches, canopies, peaked roof forms, display windows — Although the entrance to the building is located in the rear the entrance is well defined as required All sides of building that face abutting public or private rights -of -way, except alleys, shall feature at least one customer entrance — there is no customer entrance on West Markham Street or Tyler Street No elevation facing an arterial or greater street shall be primarily used as a service entry or otherwise be treated as the rear of the structure — although there is no entrance the facade along West Markham Street has been designed to give the appearance of the front of the building 7 FILE NO.: Z-8700 Cont. New construction wider than the one hundred (100) linear feet shall be visually massed so as to break the structure visually — the building is not more than 100 linear feet • Rooflines shall be varied with a change in height every one hundred (100) linear feet in building length. Parapets, mansard roofs, gable roofs, high roofs shall be used to conceal flat roofs and roof top equipment — the building is not more than 100 linear feet • Exterior building materials and colors shall be aesthetically pleasing and compatible with materials and colors used in neighboring developments — the materials presented meet this requirement • Predominant exterior building materials shall be of high quality materials; such as, but not limited to: brick, wood, stone, tinted, stucco, EIFS (exterior insulation finish system) concreted masonry units. Facade colors shall be low reflectant, subtle, neutral or earth tone with trim and accents brighter colors — the development is meeting this requirement • Predominant exterior building materials shall not be smooth -faced concrete block, tilt -up concrete panels or prefabricated steel panels — the development is meeting this requirement • Projections (all requirements for a franchise remain in place) - no projections extend into the right of way • No building hereafter erected or structurally altered shall exceed a height of sixty (60) feet, except as provided below. Structures may have a greater height as follows, and these "bonuses" may be cumulative — the building height is indicated at a maximum height of 35-feet • Front yard setbacks may be zero (0) feet, but will not be more than twenty (20) feet, excepting in those cases where grade changes make such setbacks impractical Side yard setbacks may be zero (0), except where adjacent to lots containing single-family detached structures. In this case the side yards shall have a setback of not less than four (4) feet — the front and side setbacks are being met • Driveways, sidewalks and alleys — All driveways and sidewalks are meeting this requirement • All new utilities for developments within the district shall be buried. All new developments shall underground all utilities on site or within adjacent public right-of-way whenever determined by the affected utility agency to be feasible Utilities under ground — the development is meeting this requirement E-* FILE NO.: Z-8700 (Cont. ■ Trash enclosures shall be located in alleys whenever available or in common service areas for multiple developments Service area near, screened - the development is meeting this requirement • Parking requirements within the district shall be at least fifty (50) percent of that required by article VIII. The maximum allowed parking shall be the minimum standard established in article VIII — the parking required for the development is 23 parking spaces the site plan has 67 parking spaces indicated For developments more than one (1) acre monument signs may be up to seventy-two (72) square feet in area and six (6) feet in height and must be as located as part of the required landscape area of the parking lot — the development is meeting this requirement ■ No street buffer or landscaping shall be required along streets classified less than an arterial. When the structure is not built to the property line, landscaping is required in the area between the building and property line up to that required by the Landscape Ordinance — West Markham Street is an arterial classification, the street buffer in this area is being provided, Tyler Street and A Street will provide landscaping per the Landscape Ordinance adjacent to the parking areas ■ Land use buffers shall only be provided where single-family and duplex use or zoning is the abutting use. In those cases where a land use buffer is required, buffers shall be the same as those for multifamily uses in subsection 36-522(b)(1). In areas where terrain variation is great or other features result in the loss of privacy, alternative designs and massing shall be considered. The buffer requirement is six percent (6%) of the average width of the lot — this would require the placement of a 15-foot land use buffer along a portion of the eastern perimeter, the development is not providing the land use buffer however the DOD side yard setback is being met ■ Street trees shall be a minimum of three-inch caliper and shall be two (2) feet off the back of curb, thirty (30) feet on center. The canopy shall be maintained with an eight -foot clearance. A four -foot planter strip shall be maintained — street trees will be placed per the DOD The applicant had originally requested a waiver of the required street improvements to the abutting streets. The request no longer includes this request. The street improvements required to the abutting streets include the removal of poles with chains located within the right of way on A Street, Tyler Street and West Markham Street. There is no widening required for either of the abutting streets. On A Street the applicant will be required to remove the two driveway aprons and lower the sidewalk to meet the grade of the property located to the east. 9 FILE NO.: Z-8700 (Cont.) Otherwise to staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the developers have done a good job in addressing a number of the DOD standards and in the areas in which the development is not in full compliance with the DOD staff does not feel this will negatively impact the development or the area. Although the land use buffer along the eastern perimeter does not meet the typical standard of the DOD staff feels with proper screening this will mitigate any potential impacts. I. 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. Staff recommends approval of the land use buffer along the eastern portion of the site where abutting the residentially zoned and used property as presented on the site plan. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. There was one 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. Staff also presented a recommendation of approval of the land use buffer along the eastern portion of the site where abutting the residentially zoned and used property as presented on the site plan. Mr. Lee Frazier of Health South Medical addressed the Commission on the merits of the request. He stated Health South was partnering with St. Vincent's on the project. He stated the development was a 23-bed rehab hospital. He stated this was a relocation from the existing Doctor's Hospital. He stated the site would provide occupational therapy, physical therapy, speech therapy and orthopedic rehabilitation. Mr. Brent Thompson of Cromwell Engineering and Architecture addressed the Commission concerning the design. He stated the site would be developed with similar materials as the St. Vincent's Hospital facility located to the west. He stated the building was a single story building. He stated the building contained 25,000 square feet and a 67 car parking lot. He stated the development was less intense than the site as was presently developed. He stated the site and parking area would be developed per the Mid -town Design Overlay District. He stated the development would eliminate two (2) curb cuts on A Street and lower the sidewalk to meet grade with the adjacent property. He stated the developers had met with the Hillcrest Residents Association and received unanimous support from the Association. 10 FILE NO.: Z-8700 (Cont. Ms. Brenda Weese addressed the Commission with concerns for the proposed development. She stated her home was located near the property line and felt the proposed construction was to close to her home. She stated the existing development placed the sidewalk on her property. She stated she was concerned the developers would also encroach onto her property. She stated the dumpster was a concern and the mechanical building. She questioned the noise and smell from these items. She stated her neighbors were not there but had indicated they were concerned about traffic into the neighborhood. Mr. Thompson stated the building was a much smaller footprint than currently existed. He stated there would be landscaping and screening which did not currently exist. He stated the drive would be from Tyler Street and the drives on A Street would be removed. He stated the development could shift to the west one foot allowing for a five foot side yard setback on the eastern perimeter adjacent to Ms. Weese's property. The Commission questioned if this was an amendment to the current application. Mr. Thompson stated this was an amendment to allow the five foot side yard setback along the common lot line of Ms. Weese. Ms. Weese questioned if this could be increased to ten feet. Mr. Thompson stated it could not. He stated one foot would not significantly impact the development but any thing additional would cause significant changes to the site layout. Commissioner Rector stated the site plan had been presented to the Mid -town review board. He stated the Mid -town review board had voted unanimously to support the proposed development. There was no further discussion of the item. The chair entertained a motion for approval of the item on the as presented by staff and as amended to include the five foot side yard setback along the common lot line of Ms. Weese. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 11 ITEM NO.: 17, Z-8700 NAME: St. Vincent's Health Systems Short -form POD LOCATION: located at 5320 — 5326 West Markham Street Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 21, 2011. The Office of Planning and Development must receive the proof of notice no later than September 30, 2011. 2. The site is located within the Mid -town DOD area which has specific development criteria. 3. Provide details of any proposed building signage including the facades signage is proposed. Provide the percentage of facade coverage proposed for signage. 4. The Mid -town DOD allows for the placement of a single sign not to exceed 6 feet in height and 72 square feet in area. 5. Identify on the site plan any trees greater than 14-inches in diameter. These trees are to be preserved per the DOD. 6. The DOD states the minimum parking allowed per the zoning ordinance is the maximum parking allowed within the DOD. The use is proposed with 23 beds which would allow for the placement of 23 parking spaces. The site plan indicates the place of 71 parking spaces. This is a variation from the DOD. 7. Provide the maximum building height for the structure in the general notes section of the site plan. 8. Provide the hours of generator service. 9. Provide the hours of dumpster service. 10. Per the DOD all utilities are to be placed underground. 11. The DOD states a minimum of 60 percent of the facades abutting public streets are to be glassed. Provide elevations to ensure this requirement. 12. The DOD states all street sides are to have at least one customer entrance. It appears to site plan is meeting this requirement. 13.The DOD requires a street buffer along West Markham Street. The minimum buffer width may be reduced to 69". 14.All lighting must comply with the DOD standards. 15. Provide justification for the parking indicated in excess of the DOD standard. Variance/Waivers: None requested. Public Works Conditions: Due to the proposed use of the property, the Master Street Plan specifies that Tyler Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. Item # 17. 2. Due to the proposed use of the property, the Master Street Plan specifies that "A" Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West Markham Street and Tyler Street. 4. A 20 foot radial dedication of right-of-way is required at the intersection of Tyler Street and "A" Street. 5. Handicap ramps are required to be installed at the intersection of Markham Street and Tyler Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. Handicap ramps are required to be installed at Tyler Street and "A" Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Specifically along "A" Street repairs to the sidewalk and curb are needed. 8. The sidewalk along "A" Street on the northeast corner of the site should be removed and placed at grade to connect with future sidewalk to the east. The railing around the sidewalk should be removed. 9. The chain and steel pipes located in the right-of-way along "A" Street should be removed. 10.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. 11. 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 at (501) 379-1805 (Travis Herbner). 12. 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. 13.A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 14.Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 15. Measures to control the increase in stormwater runoff from the increased impervious surface should be implemented to not damage adjacent property. 16. Erosion controls must be installed to reduce discharge of polluted stormwater. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas 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 Item # 17. f • 1 to evaluate this site to determine whether additional public and/or private 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 the 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 requires that upon installation of the RPZ assembly, 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a 20-foot minimum access around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #5, the West Markham Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a request to rezone the site from 0-3, General Office District to Planned Office Development to allow the redevelopment of the site with a rehabilitation facility serving St. Vincent's Hospital. Master Street Plan: West Markham is a Minor Arterial. 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 West Markham Street since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. All "Painted Islands" need to be developed as green space. This will increase on site green space, decrease on site runoff, while also helping with onsite vehicular circulation. Item # 17. 3. The zoning buffer ordinance requires an average seventeen -foot (17') wide street buffer along "A" Street and is to be no less than nine foot (9') in width. The site is located within the "Designated Mature Area" of the City which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (6'9"). This amount is to be allocated after all right-of-way dedication. 4. The zoning buffer ordinance requires an average fifteen -foot (15') wide street buffer along Tyler Street and in no case to be less than nine foot (9') in width. The site is located within the "Designated Mature Area" of the City which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (69"). This amount is to be allocated after all right -of way dedication. 5. The landscape ordinance requires a nine -foot (9') wide landscape perimeter around the sites entirety where adjacent to paved areas. The site is located within the "Designated Mature Area" of the City which allows for the minimum landscape strip to be reduced to no less than six feet nine inches (69"). This amount is to be allocated after all right-of-way dedication. 6. It appears the entire parking lot can be shifted to the east allowing for the addition of all the required landscaping. 7. What is the property to the east being used for? Is it owned by St. Vincent's or ? 8. A land use buffer may be required along the property to the east; clarify. 9. An automatic irrigation system to water landscaped areas will be required. 10. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 21, 2011. Item # 17.