HomeMy WebLinkAboutZ-2559-E-1 Staff AnalysisSubdivision Committee Comments
ITEM NO.: 3
February 27, 2003
FILE NO.: Z-2559-E
NAME: Westside Junior High Short -form POD Lot 2R and Street Right-of-way
abandonment
LOCATION: Located south of West 13th Street between Wolfe and Marshall Streets
Planning Staff Comments:
1. Provide notification of abutting property owners complete with the certified abstract
list, notice form with affidavit executed and proof of mailing.
_2—S4brm*t the letter from each of the five (5) utility companies stating their approval of
t—he_c-losure and/or stating their request for needed easements within the right-of-way
including dimensions of proposed easements.
3. Adjust the lot line for Lot 2R to reflect the Final Plat.
4 Provi Pan agreement with regard to the parking. The property owner to the north
will retain the northern Y2 of the abandoned right-of-way and the property owner to
the south the remaining Y2 of the abandoned right-of-way. If the applicant intends to
purchase the northern abandoned right-of-way provide a sales agreement. If the
applicant intends to lease the area provide a lease agreement between the two
property owners. Should this be the case the proposed development will not have
any on -site parking. If the applicant is proposing to secure ownership of the
proposed abandoned right-of-way entirely replat Lot 2R to include the parking area
to resolve the off -site parking issue.
5. Provide the estimated square footage of office and clinical space and the number of
doctors and staff to utilize the site.
6. Will the office space be used solely by UAMS and Arkansas Children's Hospital or at
some point will any additional space be rented to other entities?
7. Provide the means of garbage collection. If a dumpster is to be used provide the
location on the proposed site plan along with the required screening.
8. Provide the days and hours of operation of the office/clinical space.
9. Will there be any signage associated with the proposed development? if so locate
the proposed signage including details (type/height/area/location).
VarianceM/aivers:
1. None requested.
"' Public Works:
�10 �Cr7 v
q-a
tf-eet right-of-way is to be retained as a utility and drainage easement.
,ig lot should be designed to minimize cut -through traffic. Construct curb,
sidewalk at each end of the street closure and take access through the
c�7pmpuued-parking lot to the south.
3. Sidewalks with appropriate handicap ramps are required in accordance with Sec.
31-175 of the Little Rock Code and the Master Street Plan.
4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Existing sewer line must be abandoned under existing cafeteria. Contact
Little Rock Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: The site plan does not reflect lot lines as platted. This lot will
obtain water service where it has frontage off an 8-inch water main on West 13th
Street. This development will have minor impact on existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure and
fire protection. Contact Central Arkansas Water at 992-2438 for additional
information.
Fire Department: According to the plan submitted the applicant is requesting the
abandonment of West 13th Street between Wolfe Street and Marshall Street. The
site plan indicates the narrowing to 23-feet. Please contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received-
CATA: Site is located near Routes #3 and #11 but has no effect on bus radius, turnout
and route.
Planning Division: This request is located in the Central City Planning District. The
Land Use Plan shows Multi -family for this property. The applicant has applied for a
Planned Office Development for new offices for the Arkansas Children's Hospital.
The proposal does not have a significant impact on the Land Use Plan, which would
necessitate a Plan Amendment. Since this application is an existing structure and
FILE NO.: Z-2559-E
NAME: Westside Junior High Short -form POD Lot 2R
LOCATION: Located south of West 13t" Street between Wolfe and Marshall Streets
DEVELOPER:
First Security Vanadis Capital
221 West Second Street, Suite 312
Little Rock, AR 72201
FN(;INFFR,
Rich burg-Rickett Consulting Eng.
10 Shackleford Plaza, Suite 100
Little Rock, AR 72211
AREA:: 0.299 Acres NUMBER OF LOTS: 1
CURRENT ZONING: PD-R
PROPOSED ZONING: POD
FT. NEW STREET: 0
CURRENT ALLOWED USES: Multi -family Residential
PROPOSED USE: Office/Medical Clinic
VARIANCESNVAIVERS REQUESTED: None requested.
BACKGROUND:
In February 1996, the City Board of Directors approved a Short -form POD for the former
Westside Junior High School. Phase I included "single -room occupancy" for Volunteers
FILE NO.: Z-2559-E (Cont.
of America. Phase II was office lease space primarily for public and nonprofit agencies.
Phase III was approved as a Fitness Center and Community Auditorium.
In June of 1997, the Board of Directors approved a revision to the POD (Ordinance No.
17,506) to delete the residential aspect of the project and increase the square footage
of office space within the development.
Ordinance No. 18,657 dated March 19, 2002 approved the rezoning request from POD
to PD-R to allow the construction of 45 multi -family residential units on the site. In
addition the development included 73 parking spaces on the site along the north and
south sides of the building.
The applicant also proposed to replat the area as a part of the Planned Development. A
Final Plat has been signed and recorded for the site. Lot 1 R includes the
classroom/residential component of the site and Lot 2R contains the auditorium. All the
associated parking is included in Lot 1 R.
A. PROPOSAL/REQUEST:
The applicant is now requesting Lot 2R be rezoned to POD to allow the ARC of
Arkansas to develop the auditorium building into clinic and clinical support space
for Arkansas Children's Hospital and UAMS Pediatrics Program.
The project is estimated at $3.5 million and will convert the historic 30,000
square foot auditorium into clinic space as well as clinical physician support
space. The project will be named the Arc Development Center at Westside and
will provide space for UAMS Department of Pediatrics and Children's Hospital,
including the relocation of the Dennis Development Center, joining several
integrated departments together in one facility. The current owner, The Arc of
Arkansas, will maintain ownership of the building and will lease the space to
UAMS Department of Pediatrics through a long-term lease.
All renovations to the building will be performed in accordance with the
Department of Interior's Standards for Rehabilitation of Historic Structures. The
property is currently listed on the National Register of Historic Places. This status
will not change, as all work will conform to the requirements of historic
restoration.
B. EXISTING CONDITIONS:
The site contains a three-story structure, which was once used as the Westside
Junior High School. Children's Hospital facilities are located to the north and
east of the site. Phoenix Counseling Group is located adjacent to the northwest
and single-family and duplex units are located south of the site. The block to the
west of the site is currently vacant.
2
FILE NO.: Z-2559-E (Cont.
The area to the east, across Marshall Street, is a parking lot used by Arkansas
Children's Hospital. This area includes two (2) and one-half blocks of parking
extending from West 11th Street to one-half block south of West 13th Street. The
area streets are utilized for parking as well.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational calls from the
neighborhood. All property owners within 200 feet of the site, all residents within
300 feet of the site and the Downtown, Central High and Wright Avenue
Neighborhood Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Sidewalks with appropriate handicap ramps are required in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer line must be abandoned under existing cafeteria.
Contact Little Rock Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center -Point Eneray: No comment received.
SBC: No comment received.
Central Arkansas Water: The site plan does not reflect lot lines as platted. This lot
will obtain water service where it has frontage off an 8-inch water main on West
13th Street. This development will have minor impact on existing water
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection. Contact Central Arkansas Water at 992-2438 for
additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received.
3
FILE NO.: Z-2559-E (Cont.
CATA: Site is located near Routes #3 and #11 but has no effect on bus radius,
turnout and route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District,
The Land Use Plan shows Multi -family for this property. The applicant has
applied for a Planned Office Development for new offices for the Arkansas
Children's Hospital.
The proposal does not have a significant impact on the Land Use Plan, which
would necessitate a Plan Amendment. Since this application is an existing
structure and does not change the footprint, and the new uses are consistent
with the existing use pattern in the area, a land use plan amendment is not
necessary.
City Recognized Neighborhood Action Plan: The property under review is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
Landscape: The proposed small landscaping strip width along the northern
perimeter falls short of the minimum six (6) feet required by the Zoning
Ordinance and the 4 % feet minimum by the Landscape Ordinance. Additionally,
the proposed interior landscaping within the vehicular use areas falls short of the
minimum four percent (1,280 square feet) by 119 square feet.
All of these requirements take into account that this is a rehabilitation of an
existing site and that it is located within the designated mature area of the city
and the reductions allowed.
Variances from the Landscape Ordinance require City Beautiful Commission
approval.
Building Codes: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 27, 2003)
Mr. Todd Rice was present representing the application. Staff presented an
overview of the proposed development stating there had been a slight change
since the original filing. Staff stated the applicant was no longer going to request
the abandonment of West 13th Street. Staff stated the applicant would be
required to secure parking and to furnish in writing the parking arrangement.
Staff questioned if the site were to be used solely by UAMS and Children's
pediatrics clinics. Mr. Rice indicated this was the case. Staff stated if this were
the case, a Land Use Plan Amendment would not be required. Staff stated in the
past, the Land Use Plan had recognized hospitals and clinics as Public
12
FILE NO.: Z-2559-E (Cont.)
Institutional. Staff stated even though the plan indicated multifamily for the site, a
change by the applicant was not necessary.
Landscaping comments were addressed. Staff stated since the applicant was no
longer requesting the closure of West 13th Street, the comments did not apply.
Staff noted the comments from the Little Rock Wastewater Utility. Mr. Rice
stated the abandonment had already taken place. He stated he would contact
Mr. Boyd to resolve this issue.
There were no further issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to Staff addressing most of the issues
raised by Staff and the Subdivision Committee members. The applicant has
indicated West 13th Street will no longer be closed as a part of the application.
The applicant has also indicated there will be approximately 30,000 square feet
of office and clinic space within the building. The applicant estimates 40 total
employees reporting to the site. Based on typical minimum parking ratios for
office/medical clinical space the use would require between 60 and 70 parking
spaces. The sole user of the site will be Arkansas Children's Hospital and UAMS
Pediatrics Clinic. Arkansas Children's Hospital has committed to furnishing the
needed parking for the facility in one of the adjoining parking area or by the
construction of a new parking area across Wolfe Street on property currently
owned by Children's Hospital.
The applicant proposes the hours of operation to be from 8:00 am to 5:00 pm
Monday through Friday. These hours are consistent with hours of operation of
nearby clinical facilities.
The applicant has indicated a dumpster to be located on previously platted Lot
1 R. The applicant has indicated the Final Plat will be revised to allow a cross
access easement for the dumpster to be located on the adjoining lot.
The applicant has not revised the plan to indicate the existing lot line for Lot 2R
as was Final Platted. Staff would recommend the final site plan be revised to
indicate the correct lot configuration.
The applicant has also furnished Staff with a copy of an agreement from Little
Rock Wastewater privatizing the existing sewer main under the building. After
review of the current situation Wastewater determined the existing sewer main
could be capped at the north property line of Lot 1 R and service to the building
be provided from the south of the existing buildings. Wastewater further stated
they would not allow any other building to tie to the main in the future.
5
FILE NO.: Z-2559-E (Cont.
The applicant has indicated signage will be located on the south and west walls
of the building. The applicant proposes the placement of brushed aluminum
fixtures occupying less than ten percent of the building exterior area.
The applicant has previously submitted a landscaping plan addressing the site.
The renovation permit for the PD-R portion of the site (Lot 1 R) was approved in
December of 2002 and is currently under construction. The applicant has
indicated any additional landscaping concerns will be addressed at the time of
the building permit.
To Staff's knowledge, there are no outstanding issues associated with the
proposed request. The use exists in the area and will simply be relocated from
other facilities into the new location. The applicant has indicated the current
location is to small too address the needs of the clinic and with the new facility
patients will be better accommodated. Currently, patients must come to the
clinic, sign -in and wait in their cars until the doctors can see the patients. The
new facility will allow for a larger waiting room and new modern facility.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request for rezoning of the site from PD-R to
POD to allow the site to be used as clinical space for Arkansas Children's
Hospital and UAMS Pediatrics.
PLANNING COMMISSION ACTION: (MARCH 20, 2003)
Mr. Todd Rice was present representing the application and there were no objectors
present. Staff presented the item with a recommendation of approval of the request for
rezoning of the site from PD-R to POD to allow the site to be used as clinical space for
Arkansas Children's Hospital and UAMS Pediatrics subject to compliance with the
conditions outlined in paragraphs D, E and F of the above report. Staff stated Arkansas
Children's Hospital was to provide parking for the site sufficient to meet the demand of
the facility as indicated in a letter dated March 4, 2003 from the hospital.
Chairman Nunnley stated his intent for hearing the item was to allow the public a better
understanding as to the intent of the project. He questioned Staff if the change in the
area necessitated a review Children's Hospital's Master Plan. Mr. Lawson stated it did
not. Mr. Lawson stated the Commission did not approve Children's Master Plan only
review the plan as a courtesy.
Commissioner Floyd stated the parking situation in the area was less than desirable.
He stated his desire was for Children's to construct a new parking lot to serve the
facility.
There was no further discussion of the item. A motion was made to approve the
application as filed. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
101
March 20, 2003
ITEM NO.: 3 FILE NO.: Z-2559-E
NAME: Westside Junior High Short -form POD Lot 2R
LOCATION: Located south of West 13th Street between Wolfe and Marshall Streets
DEVELOPER:
First Security Vanadis Capital
221 West Second Street, Suite 312
Little Rock, AR 72201
CAIr'IAICCC?-
Rich burg-Rickett Consulting Eng.
10 Shackleford Plaza, Suite 100
Little Rock, AR 72211
AREA: 0.299 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0
CURRENT ZONING: PD-R
PROPOSED ZONING: POD
CURRENT ALLOWED USES: Multi -family Residential
PROPOSED USE: Office/Medical Clinic
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
In February 1996, the City Board of Directors approved a Short -form POD for the former
Westside Junior High School. Phase I included "single -room occupancy" for Volunteers
March 20, 2003
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: Z-2559-E
of America. Phase II was office lease space primarily for public and nonprofit agencies.
Phase III was approved as a Fitness Center and Community Auditorium.
In June of 1997, the Board of Directors approved a revision to the POD (Ordinance .No.
17,506) to delete the residential aspect of the project and increase the square footage
of office space within the development.
Ordinance No. 18,657 dated March 19, 2002 approved the rezoning request from POD
to PD-R to allow the construction of 45 multi -family residential units on the site. In
addition the development included 73 parking spaces on the site along the north and
south sides of the building.
The applicant also proposed to replat the area as a part of the Planned Development. A
Final Plat has been signed and recorded for the site. Lot 1 R includes the
classroom/residential component of the site and Lot 2R contains the auditorium. All the
associated parking is included in Lot 1 R.
A. PROPOSAL/REQUEST:
The applicant is now requesting Lot 2R be rezoned to POD to allow the ARC of
Arkansas to develop the auditorium building into clinic and clinical support space
for Arkansas Children's Hospital and UAMS Pediatrics Program.
The project is estimated at $3.5 million and will convert the historic 30,000
square foot auditorium into clinic space as well as clinical physician support
space. The project will be named the Arc Development Center at Westside and
will provide space for UAMS Department of Pediatrics and Children's Hospital,
including the relocation of the Dennis Development Center, joining several
integrated departments together in one facility. The current owner, The Arc of
Arkansas, will maintain ownership of the building and will lease the space to
UAMS Department of Pediatrics through a long-term lease.
All renovations to the building will be performed in accordance with the
Department of Interior's Standards for Rehabilitation of Historic Structures. The
property is currently listed on the National Register of Historic Places. This status
will not change, as all work will conform to the requirements of historic
restoration.
B. EXISTING CONDITIONS:
The site contains a three-story structure, which was once used as the Westside
Junior High School. Children's Hospital facilities are located to the north and
east of the site. Phoenix Counseling Group is located adjacent to the northwest
and single-family and duplex units are located south of the site. The block to the
west of the site is currently vacant.
2
March 20, 2003
SUBDIVISION
ITEM NO.: 3 (Cont.
FILE NO.: Z-
The area to the east, across Marshall Street, is a parking lot used by Arkansas
Children's Hospital. This area includes two (2) and one-half blocks of parking
extending from West 11th Street to one-half block south of West 13th Street. The
area streets are utilized for parking as well.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational calls from the
neighborhood. All property owners within 200 feet of the site, all residents within
300 feet: of the site and the Downtown, Central High and Wright Avenue
Neighborhood Associations were notified of the Public Hearing.
D. ENGINEERING COMMENTS;
PUBLIC WORKS CONDITIONS:
1. Sidewalks with appropriate handicap ramps are required in accordance with
Sec. 31-175 of the Little Rock Code and the Master Street Plan.
2. Repai.r or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Existing sewer line must be abandoned under existing cafeteria.
Contact Little Rock Wastewater Utility at 688-1414 for additional details.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: The site plan does not reflect lot lines as platted: This lot
will obtain water service where it has frontage off an 8-inch water main on West
13th Street. This development will have minor impact on existing water
distribution system. Proposed water facilities will be sized to provide adequate
pressure and fire protection. Contact Central Arkansas Water at 992-2438 for
additional information.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department at 918-3752 for additional details.
County Planning: No comment received-
3
March 20, 2003
SUBDIVISION
TEM NO.: 3 (Cont.
F
G
FILE NO.: Z-2559-E
CATA: Site is located near Routes #3 and #11 but has no effect on bus radius,
turnout and route.
ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
Th-e Land Use Plan shows Multi -family for this property. The applicant has
applied for a Planned Office Development for new offices for the Arkansas
Children's Hospital.
The proposal does not have a significant impact on the Land Use Plan, which
would necessitate a Plan Amendment. Since this application is an existing
structure and does not change the footprint, and the new uses are consistent
with the existing use pattern in the area, a land use plan amendment is not
necessary.
City Recognized Neighborhood Action Plan: The property under review is not
located in an area covered by a City of Little Rock recognized neighborhood
action plan.
Landscape: The proposed small landscaping strip width along the northern
perimeter falls short of the minimum six (6) feet required by the Zoning
Ordinance and the 4 %Z feet minimum by the Landscape Ordinance. Additionally,
the proposed interior landscaping within the vehicular use areas falls short of the
minimum four percent (1,280 square feet) by 119 square feet.
All of these requirements take into account that this is a rehabilitation of an
existing site and that it is located within the designated mature area of the city
and the reductions allowed.
Variances from the Landscape Ordinance require City Beautiful Commission
approval.
Building Codes: No comment.
SUBDIVISION COMMITTEE COMMENT: (February 27, 2003)
Mr. Todd Rice was present representing the application. Staff presented an
overview of the proposed development stating there had been a slight change
since the original filing. Staff stated the applicant was no longer going to request
the abandonment of West 13th Street. Staff stated the applicant would be
required to secure parking and to furnish in writing the parking arrangement.
CI
March 20, 2003
SUBDIVISION
ITEM NO.: 3 (Cont.) FILE NO.: Z-2559-E
Staff questioned if the site were to be used solely by UAMS and Children's
pediatrics clinics. Mr. Rice indicated this was the case. Staff stated if this were
the case, a Land Use Plan Amendment would not be required. Staff stated in the
past, the Land Use Plan had recognized hospitals and clinics as -Public
Institutional. Staff stated even though the plan indicated multifamily for the site, a
change by the applicant was not necessary.
Landscaping comments were addressed. Staff stated since the applicant was no
longer requesting the closure of West 13th Street, the comments did not apply.
Staff noted the comments from the Little Rock Wastewater Utility. Mr. Rice
stated .the abandonment had already taken place. He stated he would contact
Mr. Boyd to resolve this issue.
There were no further issues for discussion. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised plan to Staff addressing most of the issues
raised by Staff and the Subdivision Committee members. The applicant has
indicated West 13th Street will no longer be closed as a part of the application.
The applicant has also indicated there will be approximately 30,000 square -feet
of office and clinic space within the building. The applicant estimates 40 total
employees reporting to the site. Based on typical minimum parking ratios for
office/medical clinical space the use would require between 60 and 70 parking
spaces. The sole user of the site will be Arkansas Children's Hospital and DAMS
Pediatrics Clinic. Arkansas Children's Hospital has committed to furnishing the
needed parking for the facility in one of the adjoining parking area or by the
construction of a new parking area across Wolfe Street on property currently
owned by Children's Hospital.
The applicant proposes the hours of operation to be from 8:00 am to 5:00 pm
Monday through Friday. These hours are consistent with hours of operation of
nearby clinical facilities.
The applicant has indicated a dumpster to be located on previously platted Lot
1 R. The applicant has indicated the Final Plat will be revised to allow a cross
access easement for the dumpster to be located on the adjoining lot.
The applicant has not revised the plan to indicate the existing lot line for Lot 2R
as was Final Platted. Staff would recommend the final site plan be revised to
indicate the correct lot configuration.
5
March 20, 2003
SUBDIVISION
NO.: 3 (Cont.) FILE NO.: Z-2559-E
The applicant has also furnished Staff with a copy of an agreement from Little
Rock Wastewater privatizing the existing sewer main under the building. After
review of the current situation Wastewater determined the existing sewer main
could be capped at the north property line of Lot 1 R and service to the building
be provided from the south of the existing buildings. Wastewater further stated
they would not allow any other building to tie to the main in the future.
The applicant has indicated signage will be located on the south and west walls
of the building. The applicant proposes the placement of brushed aluminum
fixtures occupying less than ten percent of the building exterior area.
The applicant has previously submitted a landscaping plan addressing the site.
The renovation permit for the PD-R portion of the site (Lot 1 R) was approved in
December of 2002 and is currently under construction. The applicant has
indicated any additional landscaping concerns will be addressed at the time of
the building permit.
To Staff's knowledge, there are no outstanding issues associated with the
proposed request. The use exists in the area and will simply be relocated from
other facilities into the new location. The applicant has indicated the current
location is to small too address the needs of the clinic and with the new facility
patients will be better accommodated. Currently, patients must come to the
clinic, sign -in and wait in their cars until the doctors can see the patients. The
new facility will allow for a larger waiting room and new modern facility.
STAFF RECOMMENDATIONS:
Staff recommends approval of the request for rezoning of the site from PD-R to
POD to allow the site to be used as clinical space for Arkansas Children's
Hospital and UAMS Pediatrics.
9