Loading...
HomeMy WebLinkAboutZ-8842 Staff AnalysisITEM NO.: 3, NAME: CARTI Zoning Site Plan Review LOCATION: located on Riley Drive at John Barrow Road Planning Staff Comments.- Z-8842 1 . Provide notification of the 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 February 20, 2013. The Office of Planning and Development must receive the proof of notice no later than March 1, 2013. 2. Provide the maximum height of the proposed parking deck/garage. The area to the south is single-family homes. Provide details of how the impact of the garage will be mitigated on these homes. 3. Will there be overnight stay associated with the proposed use of the building? If no provide the number of rooms proposed for overnight stay. 4. Provide details of the school and residency program. Provide the total number of students to be served. Variance/VVaivers: None requested. Public Works Conditions: 1. Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Barrow Road and Riley Drive. 3. Sidewalks with appropriate handicap ramps are required to be installed along Riley Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. All driveways shall be concrete aprons per City Ordinance. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The minimum width of a driveway lane is 20 feet for fire access. A variance should be requested for the location of the east driveway. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 7. 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). 8. 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. If grading is desired beyond the area to be developed, a variance to advance grade must be requested. Item # 3. 9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 11.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. 12.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 (Greg Simmons) for more information. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 16. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility 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 service to this property. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide ade3quate 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 regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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 meter 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 Item 4 3. reduced pressure zone backflow preventer assembly (RPZA) 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 a Customer Owned Line Agreement is requires. Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. All interior islands are to be three hundred (300) square feet in area; some -spaces are designed at one hundred fifty (150) square feet. 3. Areas set aside appear to meet the minimal landscape and buffer ordinance requirements. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. 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/plam Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 20, 2013. Item # 3. March 7, 2013 ITEM NO.: 3 NAME: CARTI Zoning Site Plan Review LOCATION: Located on Riley Drive at John Barrow Road DEVELOPER: CARTI 9500 Kanis Road Little Rock, AR 72205 FNC,INFFR- Crafton Tull 10825 Financial Center Parkway Little Rock, AR 72211-3554 AREA: 19.49 acres CURRENT ZONING PLANNING DISTRICT CENSUS TRACT: NUMBER OF LOTS: 1 FILE NO FT. NEW STREET: 0 LF 0-2, Office and Institutional District 10 — Boyle Park 24.03 VARIANCES/WAIVERS REQUESTED: 1. A variance from Sections 30-43 and 31-210 to allow the eastern driveway nearer the property line than typically allowed. 2. A deferral of the placement of the sidewalk along Riley Drive outside the area proposed for development until development of the property abutting the sidewalk is developed or until the property along the north side of Riley Drive occurs. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a site plan review application for a 19.49 acre tract generally located at Riley Drive and John Barrow Road. The site is currently zoned 0-2, Office and Institutional District and is undeveloped. The proposed use is a 165,000 square foot medical facility. The building will be four floors plus a partial basement. The highest occupied floor will be 48-feet above the ground floor elevation and the top of the parapet will be 78-feet above the first floor elevation. The building will consist of stone, brick curtain wall with exposed steel and March 7, 2013 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z-8842 standing seam canopies on the first floor. The second through fourth floors will be brick, metal panels, and curtain wall with exposed steel sunscreens. The penthouse will be louvers, metal panel and/or brick.1. The facility will take access from Riley Drive and provide a total of 694 parking spaces for administration, medical staff, patients and visitors/public. The plan includes the placement of 440 parking spaces within the proposed parking deck and 254 surface parking spaces. The request includes a variance from Sections 30-43 and 31-210 to allow the eastern drive nearer the property line than typically allowed. The request also includes a deferral of a portion of the required sidewalk along Riley Drive until the development of the western portion of the site or until the development of the property located along the north side of Riley Drive. B. EXISTING CONDITIONS: The property is heavily wooded sloping from Riley Drive to the south. The property to the north is also heavily wooded and is also owned by the applicant. To the east are an assisted living facility and a nursing home. Uses to the south include a church accessed from Kanis Road, single-family homes located on Michael Drive and office uses located on Business Park Drive. Fronting John Barrow Road at Riley Drive is a large office user, Arvest Banking Center, and there is a Stroman's rental business located on the northeast corner of John Barrow Road and Riley Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 feet of the site, the John Barrow Neighborhood Association and the Brownwood Terrace Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of John Barrow Road and Riley Drive. 2 March 7, 2013 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z-8842 3. Sidewalks with appropriate handicap ramps are required to be installed along Riley Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. All driveways shall be concrete aprons per City Ordinance. 5. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed 36 feet. The minimum width of a driveway lane is 20 feet for fire access. A variance should be requested for the location of the east driveway. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. 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). 8. 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. If grading is desired beyond the area to be developed, a variance to advance grade must be requested. 9. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 10. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 11. 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. 12. 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 (Greg Simmons) for more information. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 14. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 15. Retaining walls designed to exceed 15 feet in height are required to seek a variance for construction. Provide proposed wall elevations. 3 March 7, 2013 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-8842 16. 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 wail. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements for this project. Contact Little Rock Wastewater Utility for additional information. Entergy: No comment received. Center -Point Ener : 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 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 meter 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 (RPZA) 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 4 March 7, 2013 SUBDIVISION ITEM NO.: 3 (Cont. LE NO.: Z-8842 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 a Customer Owned Line Agreement is requires. Fire Department: Maintain access of at least twenty (20) feet; place fire hydrants per Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUESRTECHNICAUDESIGN: Planning Division: No comment, Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. All interior islands are to be three hundred (300) square feet in area. 3. Areas set aside appear to meet the minimal landscape and buffer ordinance requirements. 4. An automatic irrigation system to water landscaped areas will be required. 5. 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. 6. The property abuts single-family residential homes to the south therefore a land use buffer of 30-feet is required. 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 March 7, 2013 SUBDIVISION ITEM NO.: 3(Cont)FILE NO.: Z-8842 G. SUBDIVISION COMMITTEE COMMENT: (February 13, 2013) Mr. Frank Riggins was present representing the request. Staff presented an overview stating the request was for a zoning site plan review of this 0-2, Office and Institutional zoned site. Staff questioned the height of the parking deck/garage. Staff also questioned if there would be overnight stay associated with the medical facility. Staff questioned if there would be a school and/or residency program and the number of students to be served. Public Works comments were addressed. Staff stated dedication of right of way on John Barrow Road would be required. Staff also stated all driveways were to be concrete aprons per City code. Staff stated the driveway locations and widths did not meet the access and circulation requirements of Sections 30-43 and 31-210. Staff stated a variance should be requested to allow the eastern driveway in the proposed location. Staff stated a variance would be needed for any retaining walls designed to exceed 15-feet in height. Staff requested the applicant provide the proposed wall elevations. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 addressing staffs concerns raised at the February 13, 2013, Subdivision Committee meeting. The applicant has indicated there will be no overnight stay associated with the medical office facility and there is not be a residency program. The applicant has also provided the total height of the proposed parking deck which will not exceed 37-feet above the finished floor elevation of the structure. The applicant has indicated all retaining walls will comply with the City's Land Alteration Ordinance. The property is zoned 0-2, Office and Institutional which requires site plan review prior to development. All development is reviewed on a case by case basis to consider the particulars of the project including the provision of parking and landscaping in accordance with appropriate ordinances, siting of buildings and the compatibility of the proposed development with adjacent uses. All developments are to be designed in such a way as to minimize any potential harmful impact on the surrounding area. The building is proposed to contain 165,000 square feet and will be used as a medical facility. The building will be four floors plus a partial basement. The highest occupied floor will be 48-feet above the ground floor elevation and the 0 March 7, 2013 SUBDIVISION ITEM NO.: 3 Cont. FIDE NO.: Z-8842 top of the parapet will be 78-feet above the first floor elevation. The zoning ordinance allows a maximum building height of 45-feet with an additional foot of height added to the building for each foot the building is setback from the required setback line for a maximum height of 120-feet. The required front, side and rear yard setback for the 0-2, Office and Institutional Zoning District is 25-feet. The plan as presented more than exceeds the setback requirement. The 0-2, Office and Institutional Zoning District states all buildings shown on the site plan shall cover an aggregated area of not more than forty (40) percent of the area of the site. The building, including expansion areas, has a footprint of 175-feet by 350-feet. The parking deck has a building footprint of 440-feet by 285-feet. The site contains 19.49 acres. The building coverage is well below that allowed by the Zoning District. The Zoning and Buffer Ordinance requires a 30-foot land use buffer along the southern perimeter where adjacent to residentially used property. The site plan has increased the required buffer adjacent to the parking deck from 30-feet to 50-feet. The applicant has noted evergreen trees will be planted 15-feet on center between the parking deck and the single-family homes to protect the integrity of the single-family residences. The building will consist of stone, brick curtain wall with exposed steel and standing seam canopies on the first floor. The second through fourth floors will be brick, metal panels, and curtain wall with exposed steel sunscreens. The penthouse will be louvers, metal panel and/or brick. The facility will take access from Riley Drive and provide a total of 694 parking spaces for administration, medical staff, patients and visitors/public. There are 254 surface parking spaces proposed and 440 spaces within the parking deck. The zoning ordinance would require the placement of 412 parking spaces to serve an office use. The applicant has indicated the facility is heavily staffed creating a parking demand greater than the zoning ordinance typically requires. The request includes a variance from Sections 30-43 and 31-210 to allow the eastern most drive to be located nearer the property line than typically allowed. The ordinance states driveways are to be located a minimum of 125-feet from the property line. The centerline of the eastern drive is located approximately 30-feet from the property line. The request includes a deferral of a portion of the sidewalk along Riley Drive. The applicant has indicated the sidewalk will be constructed adjacent to the proposed development area of the site and is requesting a deferral of the required sidewalk in the area proposed for detention until this portion of the site is developed or until the area north of Riley Drive is developed. 7 March 7, 2013 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z-8842 Staff is supportive of the request. To staffs knowledge there are no outstanding technical issues associated with the request. Although there are variances associated with the request, staff does not feel the variances and the proposed development of a medical office will significantly impact the area. 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 eastern drive to remain as indicated on the site plan. Staff recommends approval of the deferral request of the placement of the sidewalk within the western portion of the development in the area proposed for detention until this portion of the site is developed or until the area north of Riley Drive is developed. PLANNING COMMISSION ACTION: (MARCH 7, 2013) 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 presented a recommendation of approval of the variance request from Sections 30-43 and 31-210 to allow the eastern drive to remain as indicated on the site plan. Staff presented a recommendation of approval of the deferral request of the placement of the sidewalk within the western portion of the development in the area proposed for detention until that portion of the site was developed or until the area north of Riley Drive was developed. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 0 noes, 0 absent and 1 open position.