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HomeMy WebLinkAboutZ-8701 Staff AnalysisFII F NO.- 7-8701 NAME: Pediatrics Plus Short -form PD-O LOCATION: Located on Aldersgate Road between 18th and 20th Streets DEVELOPER: Pediatrics Plus c/o Williams and Dean Architects 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 4.8 acres NUMBER OF LOTS: 1 CURRENT ZONING: POD ALLOWED USES: 0-3, General Office District uses PROPOSED ZONING: Revised POD FT. NEW STREET: 0 LF PROPOSED USE: Clinic (medical, dental or optical), General and Professional Office Daycare and Physical Therapy VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On April 20, 1999, the Board of Directors adopted Ordinance No. 17,999 which rezoned this property from MF-24 to POD. The approved site plan included five (5) buildings with a total area of 140,000 square feet. The buildings ranged in size from 6,000 square feet to 56,800 square feet, which three (3) of the five (5) buildings being two -stories in height. FILE NO.: Z-8701 (Cont. A total of 422 parking spaces were shown on the approved site. plan. Three (3) access points were approved from Aldersgate Road. A land use buffer with a minimum dimension of 32 feet was approved along the souther property line, where adjacent to the Camp Aldersgate property. Ordinance No. 18,270 adopted by the Little Rock Board of Directors on May 2, 2000, allowed a revision to the POD by subdividing the property into eight (8) lots and constructing a single office building with associated parking on each lot. The buildings ranged in size from 5,000 square feet to 19,000 square feet with a total building square footage of 103,000 square feet. The amount of parking ranged from 20 spaces to 60 spaces with a total of 240 parking spaces. The approved uses were 0-3, General Office District uses. The hours of operation approved were from 7:30 am to 5:30 pm Monday through Friday. With the request the applicant agreed to provide a tree study in order to maintain as many trees as possible. The applicant committed to relocate existing trees, which were six to eight inches in caliper located within the building and parking lot area to landscape areas of the site. A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT: The developer is proposing to revise the previously approved site plan to allow the use of two of the previously approved lots for the construction of a 31,852 square foot facility with two (2) outdoor play areas. The facility will have therapy services available and a daycare center. Each of the uses will have a separate entrance and drop-off. The hours of operation are from 7:00 am to 6:00 pm daily. The facility will require 80 to 90 staff. The daycare center will have a maximum of 148 children. The therapy area will service approximately 45 patients at any one time. Each use will have covered pick up/drop off. The applicant is not proposing a tree study or the relocation of trees as with the previous approval. B. EXISTING CONDITIONS: The site slopes down from Aldersgate Road to 1-430 right of way. Camp Aldersgate is located to the south of the site, with several single-family homes located to the east across Aldersgate Road. Office uses have developed to the north of the site. Northeast of the site on the corner of Aldersgate Road and West 15th Street a new office building has been constructed. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner's representative. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site FILE NO.: Z-8701 (Cont. and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. All driveways shall be concrete aprons per City Ordinance. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 4. 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. 5. Stormwater detention ordinance applies to this property. 6. 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. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code on both sides of the platted easement. 8. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 10. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11. Streetlights are required by Section 31-403 of the Little Rock code to be installed along the access easement. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12. The traffic circulation should be modified within the site to reduce vehicle conflicts and increase efficiency. 3 FILE NO.: Z-8701 (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main must be relocated prior to the start of construction. Contact the Little Rock Fire Department for additional information. 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. A water main extension will be needed to provide water serviced to this property. 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. This work will be done at the expense of the developer. The facilities on -site will 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. The Little Rock Fire 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. 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 wide access around the site. Contact the Little Rock Fire Department for additional information. 9 FILE NO.: Z-8701 (Cont. Countv Planning: No comment. CATA: Approved as submitted. Parks and Recreation: No comment received. F. ISSUESITECHNICALIDESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a request to rezone the site to allow the development of a 31,852 square foot facility. Master Street Plan: Aldersgate Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There 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. The landscape ordinance requires a perimeter -planting strip adjacent to freeways to be at least thirty (30) feet wide. A variance from this minimal requirement will require approval from the City Beautiful Commission. 3. The zoning buffer ordinance requires a twenty-six foot (26') wide land use buffer along the western perimeter and along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 4. The zoning buffer ordinance requires a thirty-two foot (32') wide land use buffer along the northern and southern perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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. 5 FILE NO.: Z-8701 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Joe White of White Daters and Associates was present representing the request. Staff presented an overview of the development stating there were a number of outstanding technical issues in need of addressing related to the site plan. Staff stated the Landscape and Buffer Ordinances required the placement of a 30-foot buffer along the Interstate frontage. Staff requested Mr. White provide the proposed signage plan. Staff questioned if any alternative uses were being requested for the development. Public Works comments were addressed. Staff stated any broken curb, gutter or sidewalk that was damaged in the public right of way would require repair prior to the issuance of the certificate of occupancy. Staff stated a grading permit would be required prior to any construction activities taking place on the site. Staff also stated the stormwater detention ordinance would apply to the development of the site. Landscaping comments were addressed. Staff stated a small amount of building landscaping would be required with the development of the site. Staff also stated screening would be required along the southern perimeter of the site. 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: Mr. White submitted a revised site plan to staff addressing the issues raised at the September 15, 2011, Subdivision Committee meeting. The revised plan has relocated the building nearer Aldersgate Road and revised the circulation on the site. The revised plan indicates the 30-foot interstate buffer. The applicant has also provided staff with a signage plan. The development is proposed with a new 31,852 square foot building, associated parking (111 parking spaces) and two (2) outdoor play areas. The facility will contain an area for therapy services and a daycare center. Each of the uses will have a separate entrance and drop-off. The daycare center will have a maximum of 148 children. The therapy area will service approximately 45 patients at any one time. Both uses will require 80 to 90 staff. Parking for a daycare center is typically based on one space per administrator, teacher and employee on the largest shift plus one space per facility vehicle plus one space per ten persons of licensed capacity. Parking for a medical office is typically based on the number of doctors serving the facility. Based on the use of the site staff feels the parking provided is adequate to serve the facility. Based on the number of children and the proposed staff the daycare facility would 9 FILE NO.: Z-8701 (Cont. typically require near 65 parking spaces. This leaves 46 parking spaces to serve the therapy use. The applicant has indicated signage will be placed on the front facade of the building abutting Aldersgate Road consistent with signage allowed in office zones or a maximum of ten percent (10%) of the front facade. The ground sign is proposed with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. The site plan indicates screening will be placed along the southern perimeter adjacent to Camp Aldersgate. The screening will be either a solid fence or evergreen plantings. If fencing is placed in this area the fence will be a maximum of six feet (6) in height. The request includes grading within the southern land use buffer. The ordinance typically requires seventy percent of the required land use buffer to remain undisturbed. The applicant has indicated due to slopes of the site they are requesting to grade in this area. The applicant has not provided staff with a plan for grading nor has the applicant provided staff with a plan for replanting. The applicant has indicated there are on -going meetings with the southern neighbor, Camp Aldersgate. Staff is not supportive of allowing grading in the buffer without the applicant providing the grading plan and the plan for replanting of the buffer. The hours of operation for the business activities are from 7:00 am to 6:00 pm daily. The site plan indicates the placement of a dumpster within the rear service area. A note on the site plan indicates the dumpster service hours will be limited to daylight hours. Based on staff's concerns related to clearing within the buffer staff cannot support the request. If the applicant submits a grading plan, provides a replanting plan and the southern neighbor agree to clearing within the buffer staff's will reconsider their recommendation. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had provided them with a grading plan for the land use buffer and had provided staff with a replanting plan for the area to be graded. Staff stated the applicant had indicated within the land use buffer area that would be cleared trees would be replanted with 50 percent hardwoods and 50 percent evergreens. Staff stated the applicant had met with representatives of Camp 7 FILE NO.: Z-8701 (Cont. Aldersgate and presented the plan and Camp Aldersgate representatives and these representatives had indicated by letter to staff that Camp Aldersgate was supportive of the grading and replanting plan as well. Staff stated based on the provided grading and replanting plan and the support of Camp Aldersgate they were now supportive of the request. Staff stated to their knowledge there are no remaining outstanding technical issues associated with the request. Staff presented 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 presented a recommendation of approval of grading within the southern land use buffer as proposed by the applicant subject to the applicant replanting the area with a mixture of hardwoods and evergreen trees in addition to the normal screening requirement as presented to staff and Camp Aldersgate. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. E, ITEM NO.: 18. NAME: Pediatrics Plus Short -form PD-O LOCATION: located on Aldersgate Road between 18th and 20th Streets Planninq Staff Comments: Z-8701 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 March 30, 2000, approval required a tree survey to be conducted and all existing trees 6 to 8 inch caliper be relocated to landscape areas around the buildings and parking areas. Will the development continue with this requirement? 3. The land use buffer along the southern perimeter closely matches the previously approved site plan. 4. The site plan does not include the 30-foot landscape buffer required along 1-430. 5. Provide the days and hours of dumpster service. This area contains a large amount of residential uses. 6. Are there alternative uses being requested or is the development for this specific user? 7. Provide details of any proposed fencing including location, construction material and total height. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. All driveways shall be concrete aprons per City Ordinance. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 4. 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. 5. Stormwater detention ordinance applies to this property. 6. 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. 7. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code on both sides of the platted easement. 8. Prior to construction of retaining walls, an engineer's certification of design and plans Item # 18. must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 9. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 10.On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 11.Streetlights are required by Section 31-403 of the Little Rock code to be installed along the access easement. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 12.The traffic circulation should be modified within the site to reduce vehicle conflicts and increase efficiency. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main must be relocated prior to the start of construction. Contact the Little Rock Fire Department for additional information. Entergy: 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. A water main extension will be needed to provide water serviced to this property. 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. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. This work will be done at the expense of the developer. The facilities on -site will 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. The Little Rock Fire 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. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. 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 Item # 18. 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 wide access around the site. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. Parks and Recreation: No comment received. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a request to rezone the site to allow the development of a 31,852 square foot facility. Master Street Plan: Aldersgate Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There 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. The landscape ordinance requires a perimeter planting strip adjacent to freeways to be at least thirty (30) feet wide. A variance from this minimal requirement will require approval from the City Beautiful Commission. 3. The zoning buffer ordinance requires a twenty-six foot (26') wide land use buffer along the western perimeter and along the eastern perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. 4. The zoning buffer ordinance requires a thirty-two foot (32') wide land use buffer along the northern and southern perimeters of the site. Seventy percent (70%) of this area is to remain undisturbed. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 7. 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 # 18.