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HomeMy WebLinkAboutZ-8764 Staff AnalysisFILE NO.: Z-8764 NAME: Pulaski County Southwest Health Unit Short -form POD LOCATION: Located on the east side of Dailey Drive approximately 600 feet south of Baseline Road DEVELOPER: Pulaski County Judge Buddy Villines 201 S. Broadway Little Rock, AR 72201 13ilrell641d0:1 Central Arkansas Engineering 1012 Autumn Road Little Rock, AR 72211 ARCHITECT: Heiple + Wiedower Bill Wiedower AIA 319 President Clinton Avenue Little Rock, AR 72201 AREA: 3.02 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 3 R-2, Single-family Single-family residential ; Oft FT. NEW STREET: 0 LF PROPOSED USE: Medical Office —County Health Unit and Comprehensive Care VARIANCES/WAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the northern and southern drives on Dailey Drive nearer the property lines than typically allowed per the ordinance. FILE NO.: Z-8764(Cont.) A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a rezoning of 3.02 acres from R-2, Single-family to Planned Office Development (POD) to allow the construction of a new County Health Unit and a comprehensive care center. The health unit is proposed containing 6,610 square feet and the comprehensive care center containing 15,775 square feet. The building coverage is 17 percent of the site. The site plan includes the placement of 93 on -site parking spaces. The site plan is proposed with 37 percent open space. The property is owned by the City of Little Rock which will provide a 99 year lease to Pulaski County. B. EXISTING CONDITIONS: The property is heavily wooded with a significant amount of undergrowth. The area to the north is a United States Post Office and west of the site is a City of Little Rock Community Center and police substation. West of the site is vacant property which was previously a mobile home park. South of the site is a warehouse building which appears to be vacant. In the area along Baseline Road are a number of uses including residential, office and commercial uses. To the northeast is a DHS services building on the south side of Baseline Road and on the north side of Baseline Road is the existing Health Department located in a converted residential structure. Northwest of the site is a nursing home. Further south and west of this site is predominately single-family homes in the Allendale/Allendale Manor and Fairfield/Fairfield Cove Subdivisions. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, the Allendale Neighborhood Association, the Chicot Neighborhood Association and Southwest Little Rock United for Progress were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Dailey Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Dailey Drive including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from centerline. pip FILE NO.: Z-8764 (Cont. 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. Show the proposed location for stormwater detention facilities on the plan. 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. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The development can have only two (2) driveways. The width of driveway must not exceed 36 feet. 10. Streetlights are required by Section 31-403 of the Little Rock code. 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. 11. Proposed dumpster must be moved due to being located at a driveway entrance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: A 10-foot underground or a 25-foot overhead utility easement is required around the sites perimeter. Contact Entergy for additional information. 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 service to this property. This development will have FILE NO.: Z-8764 (Cont. minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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 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 the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 RPZA, 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. 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. Execution of Customer owned Line Agreement is required. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: CATA Bus Routes #17 — the Mabelvale-Downtown and #17A — the Mabelvale UALR Routes run along Baseline Road which is located just to the north of this site. It is recommended to connect this site with Baseline Road. Sidewalks should be extended from Baseline Road down Dailey Drive to this site. Contact CATA for additional information. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for this 4 FILE NO.: Z-8764 Cont. property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to POD (Planned Office District) to allow for development of medical offices/clinic on this site. Master Street Plan: Dailey Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street 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. A twenty-one foot (21') wide land use buffer is required to separate this proposed development from the residential property on the southern and eastern perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The zoning buffer ordinance requires an average twenty-one foot (21') wide street buffer along Dailey Drive. This amount is to remain after all right-of- way dedications are in place. 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 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 tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5 FILE NO.: Z-8764 Cont. G. SUBDIVISION COMMITTEE COMMENT: (April 19, 2012) Mr. Bill Wiedower and Mr. Raymond Hickey were present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested Mr. Wiedower provide a written narrative concerning the proposed comprehensive care center. Staff also stated the dumpster should be relocated away from the street. Staff questioned the number of doctors which would serve the health unit and the comprehensive care center. Staff questioned if there would be any overnight stay associated with the comprehensive care center. The applicant responded there would not be any overnight stay. Public Works comments were addressed. Staff stated right of way dedication to 30-feet from center line would be required along Dailey Drive. Staff also stated street improvements including a sidewalk would be required with the proposed development. Staff stated the detention would be required with the proposed development of the site. Staff stated if the disturbed area was greater than one (1) acre a NPDES permit was required from Arkansas Department of Environmental Quality. Landscaping comments were addressed. Staff stated the parking lot was proposed with permeable pavement within the parking stalls. Mr. Wiedower stated the site was proposed as a LEED certified building and grounds. He stated the plants would be native plants and plants which required little to no irrigation. Staff questioned if grading would take place within the buffer areas. Mr. Wiedower stated he would review the grading plan and make appropriate request for variances. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the April 19, 2012, Subdivision Committee meeting. The applicant has provided a detailed narrative concerning the comprehensive care center, relocated the dumpster away from Dailey Drive and provided the number of doctors to serve the facility. The applicant is has indicated the land use buffers will be maintained and no grading will take place within the land use buffer area. The development is proposed in two (2) phases. The County Health Unit will be constructed in the first phase along with the middle drive and northern drives. Two bays of parking and the access drive will be installed south of the health unit building. Parking to the east of the health unit building will also be constructed. 50 to 60 parking spaces will be constructed with the first phase. With the development of the second phase, the comprehensive care center, the southern drive will be installed and the center drive will be removed. The northern and FILE NO.: Z-8764 (Cont.) southern drives are located nearer the property line than typically allowed per Sections 30-43 and 31-210. Staff is supportive of the drives as proposed. The parking stalls are proposed as permeable and the drive lanes are proposed to be constructed of concrete. The site plan indicates the permeable parking will be a gravel paved type system. Wheel stops will be placed within the parking stalls to protect the landscape area. The site plan indicates a total of 93 parking spaces. Health Clinics are typically staffed with nurses. The comprehensive care facility will have six (6) to ten (10) doctors serving the facility. Parking is typically based on the number of doctors located within the development. Six (6) spaces per doctor is typically required per the zoning ordinance. Based on ten (10) doctors a total of 60 parking spaces would typically be required. The site plan indicates the buffers will be preserved and the existing woods and undergrowth will be preserved to provide the required screening. The applicant is not proposing the placement of fencing along the perimeters of the site. The site plan indicates the placement of a ground sign for each of the proposed buildings. The signs are indicated a maximum of six (6) feet in height and seventy-two (72) square feet in area. Building signage will comply with signage allowed in office zones or a maximum of ten (10) percent of the front fagade. Interior directional signage will comply with the typical standards of the zoning ordinance. A note on the site plan indicates there is seventeen (17) percent building coverage, thirty-seven (36) percent open space and forty-six (46) percent driveways, parking and sidewalks. The development is proposed in two (2) phases with the County Health Unit being constructed in the summer of 2012. The comprehensive care center is proposed to begin construction in the fall of 2012 and completion of both buildings is proposed for the summer of 2103. The property is owned by the City of Little Rock. The City is preparing a 99-year lease with the County for the site area containing the County Health Unit and the comprehensive care center. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the rezoning of the property to allow the uses as proposed will significantly impact the area. 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 variance request from Sections 30-43 and 31-210 to allow the drives on Dailey Drive as proposed. 7 FILE NO.: Z-8764 Cont. PLANNING COMMISSION ACTION: (MAY 10, 2012) The applicant was present. There were no 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 variance request from Sections 30-43 and 31-210 to allow the drives on Dailey Drive as proposed. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. I FILE NO.: Z-8 NAME: Pulaski County Southwest Health Unit Short -form POD LOCATION: Located on the east side of Dailey Drive approximately 600 feet south of Baseline Road DEVELOPE Pulaski County Judge Buddy Villines 201 S. Broadway Little Rock, AR 72201 ENGINEER: Central Arkansas Engineering 1012 Autumn Road Little Rock, AR 72211 ARCHITECT: Heiple + Wiedower Bill Wiedower AIA 319 President Clinton Avenue Little Rock, AR 72201 AREA: 3.02 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 3 R-2, Single-family Single-family residential -m FT. NEW STREET: 0 LF PROPOSED USE: Medical Office — County Health Unit and Comprehensive Care VARIANCESNVAIVERS REQUESTED: A variance from Sections 30-43 and 31-210 to allow the northern and southern drives on Dailey Drive nearer the property lines than typically allowed per the ordinance. FILE NO.: Z-8764(Cont.) A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The request is a rezoning of 3.02 acres from R-2, Single-family to Planned Office Development (POD) to allow the construction of a new County Health Unit and a comprehensive care center. The health unit is proposed containing 6,610 square feet and the comprehensive care center containing 15,775 square feet. The building coverage is 17 percent of the site. The site plan includes the placement of 93 on -site parking spaces. The site plan is proposed with 37 percent open space. The property is owned by the City of Little Rock which will provide a 99 year lease to Pulaski County. B. EXISTING CONDITIONS: The property is heavily wooded with a significant amount of undergrowth. The area to the north is a United States Post Office and west of the site is a City of Little Rock Community Center and police substation. West of the site is vacant property which was previously a mobile home park. South of the site is a warehouse building which appears to be vacant. In the area along Baseline Road are a number of uses including residential, office and commercial uses. To the northeast is a DHS services building on the south side of Baseline Road and on the north side of Baseline Road is the existing Health Department located in a converted residential structure. Northwest of the site is a nursing home. Further south and west of this site is predominately single-family homes in the Allendale/Allendale Manor and Fairfield/Fairfield Cove Subdivisions. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200-feet of the site, the Allendale Neighborhood Association, the Chicot Neighborhood Association and Southwest Little Rock United for Progress were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Due to the proposed use of the property, the Master Street Plan specifies that Dailey Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Dailey Drive including 5-foot sidewalk with the planned development. The new back of curb should be located 18 feet from centerline. 2 FILE NO.: Z-8764 (C 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. Show the proposed location for stormwater detention facilities on the plan. 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. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The development can have only two (2) driveways. The width of driveway must not exceed 36 feet. 10. Streetlights are required by Section 31-403 of the Little Rock code. 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. 11. Proposed dumpster must be moved due to being located at a driveway entrance. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: A 10-foot underground or a 25-foot overhead utility easement is required around the sites perimeter. Contact Entergy for additional information. 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 service to this property. This development will have 3 FILE NO.: Z-8764 (Cont. minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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 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 the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 RPZA, 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. 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. Execution of Customer owned Line Agreement is required. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: CATA Bus Routes #17 — the Mabelvale-Downtown and #17A — the Mabelvale UALR Routes run along Baseline Road which is located just to the north of this site. It is recommended to connect this site with Baseline Road. Sidewalks should be extended from Baseline Road down Dailey Drive to this site. Contact CATA for additional information. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for this 4 FILE NO.- Z-8764 (Cont-) property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to POD (Planned Office District) to allow for development of medical offices/clinic on this site. Master Street Plan: Dailey Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street 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. A twenty-one foot (21') wide land use buffer is required to separate this proposed development from the residential property on the southern and eastern perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. 3. The zoning buffer ordinance requires an average twenty-one foot (21') wide street buffer along Dailey Drive. This amount is to remain after all right-of- way dedications are in place. 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 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 tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5 FILE NO.: Z-8764 G. SUBDIVISION COMMITTEE COMMENT: (April 19, 2012) Mr. Bill Wiedower and Mr. Raymond Hickey were present representing the request. Staff presented an overview of the development stating there were additional items necessary to complete the review process. Staff requested Mr. Wiedower provide a written narrative concerning the proposed comprehensive care center. Staff also stated the dumpster should be relocated away from the street. Staff questioned the number of doctors which would serve the health unit and the comprehensive care center. Staff questioned if there would be any overnight stay associated with the comprehensive care center. The applicant responded there would not be any overnight stay. Public Works comments were addressed. Staff stated right of way dedication to 30-feet from center line would be required along Dailey Drive. Staff also stated street improvements including a sidewalk would be required with the proposed development. Staff stated the detention would be required with the proposed development of the site. Staff stated if the disturbed area was greater than one (1) acre a NPDES permit was required from Arkansas Department of Environmental Quality. Landscaping comments were addressed. Staff stated the parking lot was proposed with permeable pavement within the parking stalls. Mr. Wiedower stated the site was proposed as a LEED certified building and grounds. He stated the plants would be native plants and plants which required little to no irrigation. Staff questioned if grading would take place within the buffer areas. Mr. Wiedower stated he would review the grading plan and make appropriate request for variances. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the April 19, 2012, Subdivision Committee meeting. The applicant has provided a detailed narrative concerning the comprehensive care center, relocated the dumpster away from Dailey Drive and provided the number of doctors to serve the facility. The applicant is has indicated the land use buffers will be maintained and no grading will take place within the land use buffer area. The development is proposed in two (2) phases. The County Health Unit will be constructed in the first phase along with the middle drive and northern drives. Two bays of parking and the access drive will be installed south of the health unit building. Parking to the east of the health unit building will also be constructed. 50 to 60 parking spaces will be constructed with the first phase. With the development of the second phase, the comprehensive care center, the southern drive will be installed and the center drive will be removed. The northern and M.- southern drives are located nearer the property line than typically allowed per Sections 30-43 and 31-210. Staff is supportive of the drives as proposed. The parking stalls are proposed as permeable and the drive lanes are proposed to be constructed of concrete. The site plan indicates the permeable parking will be a gravel paved type system. Wheel stops will be placed within the parking stalls to protect the landscape area. The site plan indicates a total of 93 parking spaces. Health Clinics are typically staffed with nurses. The comprehensive care facility will have six (6) to ten (10) doctors serving the facility. Parking is typically based on the number of doctors located within the development. Six (6) spaces per doctor is typically required per the zoning ordinance. Based on ten (10) doctors a total of 60 parking spaces would typically be required. The site plan indicates the buffers will be preserved and the existing woods and undergrowth will be preserved to provide the required screening. The applicant is not proposing the placement of fencing along the perimeters of the site. The site plan indicates the placement of a ground sign for each of the proposed buildings. The signs are indicated a maximum of six (6) feet in height and seventy-two (72) square feet in area. Building signage will comply with signage allowed in office zones or a maximum of ten (10) percent of the front facade. Interior directional signage will comply with the typical standards of the zoning ordinance. A note on the site plan indicates there is seventeen (17) percent building coverage, thirty-seven (36) percent open space and forty-six (46) percent driveways, parking and sidewalks. The development is proposed in two (2) phases with the County Health Unit being constructed in the summer of 2012. The comprehensive care center is proposed to begin construction in the fall of 2012 and completion of both buildings is proposed for the summer of 2103. The property is owned by the City of Little Rock. The City is preparing a 99-year lease with the County for the site area containing the County Health Unit and the comprehensive care center. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the rezoning of the property to allow the uses as proposed will significantly impact the area. 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 variance request from Sections 30-43 and 31-210 to allow the drives on Dailey Drive as proposed. 7 FILE NO.: Z-8764 Cont.) PLANNING COMMISSION ACTION: (MAY 10, 2012) The applicant was present. There were no 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 variance request from Sections 30-43 and 31-210 to allow the drives on Dailey Drive as proposed. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. N1 ITEM NO.: 8, NAME: Pulaski County Southwest Health Unit Short -form POD Z-8764 LOCATION: located on the east side of Dailey Drive approximately 600 feet south of Baseline Road Plannina Staff Comments: 1. Provide notification of property owners located within 200-feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 25, 2012. The Office of Planning and Development must receive the proof of notice no later than May 4, 2012. 2. The plat includes three lots. Without planning commission approval, which was not a part of this application request, three lots can not be approved. The site is currently two tracts. Staff can administratively approve a lot line reconfiguration. Staff suggests the replat include two lots and should the third lot be desired in the future a plat application be reviewed and approved by the Planning Commission. 3. Will there be overnight stay associated with the Jefferson Comprehensive Care facility? Provide a written narrative concerning the activities to take place within this development. 4. Parking is typically based on the number of doctors serving a facility. Provide details of the proposed parking needed to serve the health unit and the comprehensive care facility. 5. The site plan indicated the placement of the dumpster along Daily Drive. The dumpster should relocate away from the street. 6. Provide details of the proposed signage plan including ground and building signage. Provide the location of the proposed ground signage including the total height and total sign area. Provide details of the proposed building signage including the percentage of fagade area proposed with signage. 7. Provide the maximum building height proposed for the structures. 8. The property is owned by the City of Little Rock. The City Manager should sign the affidavit as the property owner. Variance/Waivers: None requested. blic Works Conditions: 1. Due to the proposed use of the property, the Master Street Plan specifies that Dailey Drive for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Dailey Drive including 5- foot sidewalk with the planned development. The new back of curb should be located 18 feet from centerline. 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 Item # 8. 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. Show the proposed location for stormwater detention facilities on the plan. 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. Street improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The development can have only two (2) driveways. The width of driveway must not exceed 36 feet. 10.Streetlights are required by Section 31-403 of the Little Rock code. 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. 11. Proposed dumpster must be moved due to being located at a driveway entrance. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: A 10-foot underground or a 25-foot overhead utility easement is required around the sites perimeter. Contact Entergy for additional information. Center -Point Enerey: 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 service 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. 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 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 Item # 8. connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 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 RPZA, 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. 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. Execution of Customer owned Line Agreement is required. Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: CATA Bus Routes #17 — the Mabelvale-Downtown and #17A — the Mabelvale UALR Routes run along Baseline Road which is located just to the north of this site. It is recommended to connect this site with Baseline Road. Sidewalks should be extended from Baseline Road down Dailey Drive to this site. Contact CATA for additional information. Parks and Recreation: No comment received. Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-2 (Single Family District) to POD (Planned Office District) to allow for development of medical offices/clinic on this site. Master Street Plan: Dailey Drive is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: There are no bike routes shown in the immediate vicinity. Item # 8. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A twenty-one foot (21') wide land use buffer is required to separate this proposed development from the residential property on the southern and eastern perimeters of the site. Seventy percent (70%) of these buffers are to remain undisturbed. Currently there is parking located within this buffer area; revise. 3. The zoning buffer ordinance requires an average twenty-one foot (21') wide street buffer along Dailey Drive. This amount is to remain after all right-of-way dedications are in place. 4. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 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 tree covered 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, April 25, 2012. Item # 8.