HomeMy WebLinkAboutZ-8842-A Staff AnalysisITEM NO.: 5. Z-8842-A
NAME: CARTI Revised Zoning Site Plan Review
LOCATION: 8901 CARTI Way
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the
development including the certified abstract list, notice form with affidavit executed
and proof of mailing. The notice must be mailed no later than June 15, 2016. The
Office of Planning and Development must receive the proof of notice no later than
June 24, 2016. Noted. Will comply.
2. Will any other building be constructed in the future? If so the site plan should
indicate the placement, total square footage and access to the new building(s).
Future buildings are unknown at this time. Applicant acknowledges additional
buildings will require a new site plan review application.
Variance/Waivers:
Public Works Conditio
1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy. Noted. Will comply.
2. A 20 foot radial dedication of right-of-way is required at the intersection of John
Barrow Road and CART[ Way. This was a requirement of the previous application
and buiding permit that has not been satisfied. Noted. We have requested
information from Ownership regarding the pending board action to approve the right-
of-way dedication.
3. 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. Noted. Will comply.
4. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of the
developer and/or the property owners association. Noted. Will comply.
5. 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. Noted. Will
comply.
6. 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. Noted. Will comply.
Utilities and Fire Department/County Planning:
Wastewater: Sewer main extension required with easements if new public sewer
service is required for this project. Contact Little Rock Wastewater Utility for additional
information. Noted. Will comply.
Entergy: Entergy does not object to this proposal. A three phase power line runs east
and west to the south of this proposed project. There do not appear to be any existing
conflicts with Entergy facilities on this property. Contact Entergy in advance to discuss
future service requirements, new facilities locations and adjustments to existing facilities
(if any) as this project proceeds. Noted. Will comply.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water
service must be met. Noted. Will comply.
2. 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. Noted.
Will comply.
3. 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. Noted. Will comply.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expanse of the developer. Noted.
Will comply.
5. Contact Central Arkansas Water regarding the size and location of water meter.
Noted. Will comply.
6. 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
Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you
would like to discuss backflow prevention requirements for this project. Noted. Will
comply.
7. The facilities on -site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials 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 required. Noted. Will comply.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives area used, a
reduced pressure zone back flow preventer shall be required. Noted. Will comply.
Fire Department: Full plan review. Contact the Little Rock Fire Marshal's Office (Capt_
Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Noted. Will comply.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served from Route 9. Access to this facility for
paratransit vehicles is important for patient access to services. Please incorporate drop
off area as needed for this function. METRO links vehicles are typically 25'-0" cut -away.
This facility is ancillary in its function to CARTI and its access is not from a public right
of way but from an internal driveway.
Building Code: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; cricheyplittlerock.org or
Mark Alderfer at 501.371.4875; malderfer&littlerock.orq.
Noted. Will comply.
Plannina Division: No comment.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
Noted. Will comply.
2. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half ('/2) the full width requirement but in no case
less than nine (9) feet. The maximum dimension required shall be fifty (50) feet.
Noted. Will comply.
3. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. One (1) tree and three (3)
shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting
strip. Noted. Will comply.
4. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet. Existing trees and dense
understory vegetation can be retained to satisfy this requirement. Noted. Will
comply.
5. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). The
minimum size of an interior landscape area shall be one hundred fifty (150) square
feet for developments with one hundred fifty (150) or fewer parking spaces. Interior
islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall
be included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces. Noted. Will comply.
6. Building landscape areas shall be provided between the vehicular use area used for
public parking and the general vicinity of the building. These shall be provided at the
rate equivalent to planter strip three (3) feet wide along the vehicular use area. One
(1) tree and four (4) shrubs shall be planted in the building landscape areas for
each forty (40) linear feet of vehicular use area abutting the building. Noted. Will
comply.
7. An irrigation system shall be required for developments of one (1) acre or larger.
Noted. Will comply.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect. Noted. Will comply.
9. 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. Noted. Will comply.
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, June 15, 2016.
Noted. Will comply.
June 30, 2016
ITEM NO.: 5
NAME: CARTI Revised Zoning Site Plan Review
LOCATION: 8901 CARTI Way
DEVELOPER:
CARTI
8901 CARTI Way
Little Rock, AR 72205
ENGINEER:
Crafton Tull
10825 Financial Center Parkway
Little Rock, AR 72211-3554
AREA: 19.49 acres NUMBER OF LOTS: 1
WARD: 6 PLANNING DISTRICT: 10 —Boyle Park
CURRENT ZONING
FILE NO.: Z-8842-A
FT. NEW STREET: 0 LF
CENSUS TRACT: 24.03
0-2, Office and Institutional District
VARIANCEM/AIVERS: None requested.
BACKGROUND:
On March 7, 2013, the Little Rock Planning Commission approved a Zoning Site Plan
Review request for this property. The application included 19.49-acres generally
located at CARTI Way (formerly Riley Drive) and John Barrow Road. The site was
zoned 0-2, Office and Institutional District and was undeveloped. The proposed use
of the site was a 165,000 square foot medical facility. The building was to be
four (4) floors plus a partial basement. The highest occupied floor was to be 48-feet
above the ground floor elevation and the top of the parapet was to be 78-feet above the
first floor elevation. The building materials consisted of stone, brick curtain wall with
exposed steel and standing seam canopies on the first floor. The second through fourth
floors were to be brick, metal panels, and curtain wall with exposed steel sunscreens.
The penthouse included louvers, metal panel and/or brick.
June 30, 2016
SUBDIVISION
f irMI & I .Tif i
FILE NO.: Z-8842-A
The facility was to take access from CARTI Way and provide a total of 694 parking
spaces for administration, medical staff, patients and visitors/public. The plan included
the placement of 440 parking spaces within the proposed parking deck and 254 surface
parking spaces.
The approval allowed a variance from Sections 30-43 and 31-210 to allow the eastern
drive nearer the property line than typically allowed. The request also included 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 CARTI Way.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to amend the previously approved site plan to
add a new building proposed as the cyclotron facility. The facility will be owned
by CARTI and leased to a group of physicists to conduct research directly related
to the services provided by CARTI. The proposed building is two (2) stories and
will be approximately 13,000 square feet. The building will be finished with
aluminum composite panels, scored concrete masonry and laminated glass.
Access to the site will be from the existing drives serving CARTI on CARTI Way.
A retaining wall is planned on the north side of the development to preserve the
natural buffer between CARTI Way and the facility site. The site plan includes
the placement of 29 parking spaces to include two (2) handicap spaces.
B. EXISTING CONDITIONS:
The site has developed with CARTI Cancer Center of Little Rock. Only a portion
of the property has developed and the remainder of the site is heavily wooded.
The property to the north is 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 CARTI Way 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 CARTI Way.
C. NEIGHBORHOOD COMMENTS:
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.
2
June 30, 2016
UBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z-8842-A
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. A 20 foot radial dedication of right-of-way is required at the intersection of
John Barrow Road and CARTI Way. This was a requirement of the previous
application and building permit that has not been satisfied.
3. 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.
4. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or the property owners association.
5. 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.
6. 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.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements if new public
sewer service is required for this project. Contact Little Rock Wastewater Utility
for additional information.
Entergy: Entergy does not object to this proposal. A three phase power line runs
east and west to the south of this proposed project. There do not appear to be
any existing conflicts with Entergy facilities on this property. Contact Entergy in
advance to discuss future service requirements, new facilities locations and
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
V
June 30, 2016
SUBDIVISION
EM NO.: 5 (Cont.) FILE NO.: Z-8842-A
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. 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.
3. 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.
4. 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.
5. Contact Central Arkansas Water regarding the size and location of water
meter
6. 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 Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 501.377.1226 if you would like to
discuss backflow prevention requirements for this project.
7. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
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 required.
8. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
Fire Department: Full plan review. Contact the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754).
Parks and Recreation: No comment received.
M
June 30, 2016
SUBDIVISION
F
NO.: 5 (Cont.
County Planning: No comment.
FILE NO.: Z-8842-A
Rock Region Metro: Location is currently served from Route 9. Access to this
facility for paratransit vehicles is important for patient access to serves. Please
incorporate drop off area as needed for this function. METRO links vehicles are
typically 25-0" cut -away.
ISSUES/ T'ECHNICAUDESIGN.
Building Code: Project is subject to full commercial plan review and approval
prior to issuance of a building permit. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey4littlerock.org or
Mark Alderfer at 501.371.4875; malderfer[a-7littlerock.orq.
Planninq Division: No comment.
Landscape.
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/2) the full width requirement
but in no case less than nine (9) feet. The maximum dimension required shall
be fifty (50) feet.
3. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property or the right-of-way of any street. One (1) tree
and three (3) shrubs or vines shall be planted for every thirty (30) linear feet
of perimeter planting strip.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street right-of-ways. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
Existing trees and dense understory vegetation can be retained to satisfy this
requirement.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum of seven and one half
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.) FILE NO.: Z-8842-A
(7 1/2) feet in width. Trees shall be included in the interior landscape areas at
the rate of one (1) tree for every twelve (12) parking spaces.
6. Building landscape areas shall be provided between the vehicular use area
used for public parking and the general vicinity of the building. These shall be
provided at the rate equivalent to planter strip three (3) feet wide along the
vehicular use area. One (1) tree and four (4) shrubs shall be planted in the
building landscape areas for each forty (40) linear feet of vehicular use area
abutting the building.
7. An irrigation system shall be required for developments of one (1) acre or
larger.
8. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
9. 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.
G. SUBDIVISION COMMITTEE COMMENT:
(June 8, 2016)
Mr. Frank Riggins of Crafton Tull and Associates was present representing the
request. Staff presented an overview of the item stating the CART[ facility was
completed and the facility was now proposing to add an additional building to the
site. Staff stated the building was a 2-story structure and contained
13,000 square feet of floor area. Staff stated the plan indicated additional
parking to serve the building.
Public Works comments were addressed. Staff stated a 20-foot radial dedication
of right of way was required at the intersection of CARTI Way and John Barrow
Road. Staff stated the City's Stormwater Detention Ordinance would apply to the
development of the site. Staff stated prior to construction of retaining walls an
engineering certification was required for the design of the wall and upon
completion of the wall an as -built certification was also required.
Landscaping comments were addressed. Staff stated the new paved areas were
to be developed in compliance with the City's Landscape Ordinance
requirements. Staff stated building landscaping was required between the
vehicular use area used for public parking and the building. Staff stated an
irrigation system was required to water landscaped areas. Staff stated the
development of site in excess of two (2) acres required the landscape plan to be
stamped with the seal of a registered landscape architect.
9
June 30, 2016
SUBDIVISION
ITEM NO.: 5 (Cont.
FILE NO.: Z-8842-A
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. 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 comments
raised at the. June 8, 2016, Subdivision Committee meeting. The applicant has
provided a note that the right of way for the radial dedication would be provided
to staff as required. The applicant states the development will comply with the
City's stormwater detention ordinance and the proposed retaining walls will
comply with the typical development criteria for retaining wall construction.
The request is to allow an amendment to the previously approved site plan for
CARTI to allow the addition of a new building to be known as the cyclotron
facility. The facility will be owned by CARTI and leased to a group of physicists
to conduct research directly related to the services provided by CARTI. The
proposed building is two (2) stories and will be approximately 13,000 square feet.
The building will be finished with aluminum composite panels, scored concrete
masonry and laminated glass.
Access to the site will be from the existing drives serving CARTI on CARTI Way.
With the new construction 29 parking spaces will be added. Parking typically
required for an office use is based on one (1) parking space per 400 gross
square feet of floor area. Based on the typical minimum requirements a total of
32 parking spaces would be required. Staff feels the parking provided is
adequate to serve the use. Within the campus there is more than adequate
parking to serve the existing facility as well as this user should additional parking
be required. The applicant has indicated landscaping for the new parking areas
will be provided per the City's Landscape Ordinance requirements.
Within the new paved area the site plan indicates the placement of a dumpster.
The site plan indicates the dumpster will be screened per typical ordinance
standards or a minimum of two (2) foot above the enclosure.
A retaining wall is planned on the north side of the development to preserve the
natural buffer between CARTI Way and the facility site. The applicant has
indicated the retaining wall construction will not exceed 15-feet in height and will
be constructed to comply with the typical development standards of the land
alteration ordinance. The applicant has indicated prior to construction of the
retaining wall an engineering certification will be provided for the design of the
wall and upon completion of the wall an as -built certification will also be provided
to staff.
7
June 30, 2016
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z-8842-A
Staff is supportive of the applicant's request. Staff does not feel the addition of
the proposed building to be used for research which is directly related to the
services provided by CARTI will have any adverse impact on this development or
the surrounding 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 parking as proposed by the applicant.
PLANNING COMMISSION ACTION (JUNE 30, 2016)
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 parking
as proposed by the applicant. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes
and 3 absent.
E:3