Z-8699 Staff AnalysisFILE NO.: Z
NAME: 5700 West Markham Street Short -form POD
LOCATION: Located at 5700 West Markham Street
DEVELOPER:
Arkansas Spine and Pain Clinic
5700 West Markham Street
Little Rock, AR 72205
ENGINEER:
ETC Engineers and Architects
1510 S. Broadway Street
Little Rock, AR 72202
AREA: 0.51 acres
CURRENT ZONING:
ALLOWED USES:
PROPOSED ZONING
PROPOSED USE:
NUMBER OF LOTS: 1
0-3, General Office District
Office
-M
FT. NEW STREET: 0 LF
0-3, General Office District uses — Mid -town DOD
redevelopment of the site
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAUREQUESTIAPPLICANT'S STATEMENT:
The applicant is requesting a rezoning of the site from 0-3, General Office
District to POD to allow the redevelopment of this site with a medical office.
Three doctors will occupy the facility. The site contains an existing 4,458 square
foot office building and the applicant is proposing an addition to the existing
structure containing 7,680 square feet. The total building square footage upon
redevelopment will be 12,138 square feet. The building is proposed as a
three-story building with a maximum building height of 35-feet.
FILE NO.: Z-8699 (Cont.
The site is located within the Mid -town Design Overlay ❑istrict, which requires
redevelopment in excess of fifty percent (50%) to be reviewed through the
planned zoning development process.
B. EXISTING CONDITIONS:
The site contains a medical office building, which has been a medical office for a
number of years. There are a number of uses in the area including St. Vincent's
Hospital, multi -family residential, War Memorial Park Golf Course and additional
office uses. To the west of the site is an elderly housing development, which is
currently undergoing renovations. Further west is the West Markham Street and
University Avenue intersection, which contains retail and office uses including
Park Plaza Mall and Park Avenue Shopping Center.
C_ NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200-feet of the site, all
residents, who could be identified, located within 300 feet of the site and the
Hillcrest Residents Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Fillmore Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
Markham Street and Fillmore Street.
3. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Fillmore Street
including 5-foot sidewalks with the planned development. ❑ue to offset of the
right-of-way, at least 20 feet of asphalt must be provided on Fillmore Street to
the northern property line.
4. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to West Markham Street
including 5-foot sidewalks with the planned development. The right turn lane
should be extended across this property to Filmore Street.
5. What is the desired use of the concrete area between the building and
landscape area on Filmore Street?
6. 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).
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FILE NO.: Z-8699
7. The northeast parking space near Fillmore Street must be removed due
to the insufficient distance from the parking space to the Fillmore Street
right-of-way.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer is available to this project.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work will 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 RPZ assembly, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you
would like to discuss backflow prevention requirements for this project. The Little
Rock Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) are required. They will be installed at the
Developer's expense.
Fire Department: Place fire hydrants per code. Maintain a 20-foot wide access
around the sites perimeters. Contact the Little Rock Fire Department for
additional information.
County Planning: No comment received.
CATA: Approved as submitted. The site is located on CATA Bus Route #5, the
West Markham Route.
Parks and Recreation: No comment received.
F. I SSU ESITEC H N I CAUD ES IG N :
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Office for this property. The applicant has
3
FILE NO.: Z-8699 Cont.
applied for a request to rezone the site from 0-3, General Office District to
Planned Office Development to allow the existing doctor's office to expand their
building footprint by 2,520 square feet.
Master Street Plan: West Markham is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide
short distance travel within the urbanized area. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on West Markham
Street since it is a Minor Arterial. These streets may require dedication
of right-of-way and may require street improvements for entrances and exits
to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Property lines are not clearly delineated on this plan; therefore, a full review
cannot commence.
3. It appears the proposed addition will require numerous landscape and buffer
variances from the City Beautiful Commission prior to the issuance of any
building permits.
4. 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: (September 15, 2011)
The owner's representative was present representing the request. Staff
presented an overview of the development stating the site was located within the
Mid -town Design Overlay District and was proposing a rezoning from 0-3,
General Office District to POD to allow an expansion for the existing medical
office user. Staff stated there were a number of outstanding issues associated
with the request in need of addressing prior to the Commission acting on the
request. Staff requested elevations for all four (4) facades of the building. Staff
also questioned the proposed drop-off located along Filmore Street.
Public Works comments were addressed. Staff stated right of way dedication,
radial dedication and street improvements would be required with the
redevelopment of the site. Staff also stated any broken curb, gutter or sidewalk
damaged in the public right of way was to be replaced or repaired with the
building permit activities on the site- Staff requested the parking stall located at
the northeast corner of the site adjacent to Filmore Street be removed due to
sight distance concerns.
n
FILE NO.: Z-8699 Cont.
Landscaping comments were addressed. Staff stated based on the expansion
proposed for the site compliance with the City's Landscape Ordinance was
required. Staff noted the site plan as presented did not include landscaping
along the northern or western perimeters. Staff stated street buffers would be
required along Filmore and West Markham Streets.
The applicant was advised to respond to staff issues by September 21, 2011.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
H. ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the issues raised at the September 15, 2011, Subdivision Committee
meeting. The revised plan has redesigned the drop off located on Filmore Street.
The applicant has provided the number of doctors to utilize the facility and
provided the required street buffer along Filmore Street.
The site is located within the Mid -town Design Overlay District, which requires
redevelopment in excess of fifty percent (50%) to be reviewed through the
planned zoning development process. The DOD has specific development
criteria for development of sites. The applicant is complying with a number of the
DOD requirements but according to the applicant, since the site is a developed
site, a number of the requirements cannot be met.
The following highlights the typical DOD requirements and the site plans
compliance with these typical standards:
• For new construction, at least 60% of the ground floor level shall be
glass -windows, entry features or displays — West Markham Street fagade is
not changing, Filmore Street appears to be over 50%, but may not be 60%
• Primary fagade of the building is to be oriented on the street — The primary
entrance is moving to the west fronting into the parking lot
• Buildings are to maintain a distinction between upper and lower levels, any
elevation greater than eighteen feet in height shall contain an architectural
treatment, which visually divides the structure into stories — This requirement
is being met
• Wall projections or recesses a minimum of three (3) feet depth and
a minimum of twenty (20) contiguous feet not to extend over
twenty (20) percent of the facade shall be required. Arcades, display
windows, entry areas or awnings shall exist along at least sixty (60) percent of
the fagade — the West Markham Street fagade and the Filmore Street facade
appear to meet this requirement
5
FILE NO.: 7-8699 (Cont.)
• Primary entrances shall be oriented to the street or to the principal vehicular
or pedestrian routes of travel within a development, entrances should be well
delineated — the primary entrance to the development is not located on a
public street although there is an entrance from West Markham and Filmore
Streets
• Buildings shall have clearly defined and visible customer entrances featuring
elements such as overhangs, arcades, arches, canopies, peaked roof forms,
display windows — the entrances appear to meet this requirement
• All sides of building that face abutting public or private rights -of -way, except
alleys, shall feature at least one customer entrance — the site plan appears to
provide a customer entrance on West Markham Street and Filmore Street
• No elevation facing an arterial or greater street shall be primarily used as a
service entry or otherwise be treated as the rear of the structure — the service
area is located in the rear of the building along Filmore Street
• New construction wider than the one hundred (100) linear feet shall be
visually massed so as to break the structure visually — the building is not more
than 100 linear feet
• Rooflines shall be varied with a change in height every one hundred (100)
linear feet in building length. Parapets, mansard roofs, gable roofs, high roofs
shall be used to conceal flat roofs and roof top equipment — the building is not
more than 100 linear feet
• Exterior building materials and colors shall be aesthetically pleasing and
compatible with materials and colors used in neighboring developments — the
materials presented meet this requirement
• Predominant exterior building materials shall be of high quality materials;
such as, but not limited to: brick, wood, stone, tinted, stucco, EIFS (exterior
insulation finish system) concreted masonry units. Facade colors shall be low
reflectant, subtle, neutral or earth tone with trim and accents brighter colors —
the development is meeting this requirement
• Predominant exterior building materials shall not be smooth -faced concrete
block, tilt -up concrete panels or prefabricated steel panels — the development
is meeting this requirement
• Projections (all requirements for a franchise remain in place) - no projections
extend into the right of way
• No building hereafter erected or structurally altered shall exceed a height of
sixty (60) feet, except as provided below. Structures may have a greater
height as follows, and these "bonuses" may be cumulative — the building
height is indicated at a maximum height of 35-feet
FILE NO.: Z-8699 (Cont.)
• Front yard setbacks may be zero (0) feet, but will not be more than twenty
(20) feet, excepting in those cases where grade changes make such setbacks
impractical Side yard setbacks may be zero (0), except where adjacent to lots
containing single-family detached structures. In this case the side yards shall
have a setback of not less than four (4) feet — the front setback along West
Markham Street is 25-feet, this portion of the development is existing and no
change is proposed in the front setback
• Driveways, sidewalks and alleys — All driveways and sidewalks are meeting
this requirement
• All new utilities for developments within the district shall be buried. All new
developments shall underground all utilities on site or within adjacent public
right-of-way whenever determined by the affected utility agency to be feasible
Utilities under ground — the development is meeting this requirement
• Trash enclosures shall be located in alleys whenever available or in common
service areas for multiple developments Service area near, screened - the
development is meeting this requirement
• Parking requirements within the district shall be at least fifty (50) percent of
that required by article VIII. The maximum allowed parking shall be the
minimum standard established in article VIII — the parking required for the
development is 18 parking spaces the site plan has 27 parking spaces
indicated this exceeds the typical DOD standard
• For developments less than one (1) acre monument signs may be up to
twenty-four (24) square feet in area and six (6) feet in height and must be as
located as part of the required landscape area of the parking lot — the signage
proposed exceeds the DOD standard, the development is proposing to utilize
the existing 4'-5" x 8'-5" 36 square foot sign
• No street buffer or landscaping shall be required along streets classified less
than an arterial. When the structure is not built to the property line,
landscaping is required in the area between the building and property line up
to that required by the Landscape Ordinance — West Markham Street is an
arterial classification, the street buffer in this area is being provided
• Land use buffers shall only be provided where single-family and duplex use or
zoning is the abutting use. In those cases where a land use buffer is required,
buffers shall be the same as those for multifamily uses in subsection
36-522(b)(1). In areas where terrain variation is great or other features result
in the loss of privacy, alternative designs and massing shall be considered —
no land use buffer is required
• Street trees shall be a minimum of three-inch caliper and shall be two (2) feet
off the back of curb, thirty (30) feet on center. The canopy shall be maintained
7
FILE NO.: Z-8699 (Cont
with an eight -foot clearance. A four -foot planter strip shall be maintained —
street trees will be placed per the DOD standard
The applicant has indicated building signage will be located on the east and
western facades of the building. The sign is proposed as two foot by ten foot
(2' x 10') with a 2.5 percent fagade coverage on the west side of the building and
1.57 percent on the east side. The sign proposed for the western fagade is
located without public street frontage.
The site plan indicates the placement of a dumpster with the required screening
along Filmore Street. The dumpster will be located at the entrance drive to the
site. A note on the site plan indicates the dumpster will be screened per typical
ordinance requirements.
The site does not fully comply with the City's Landscape and Buffer ordinance
requirements. The plan as submitted is deficient along the western perimeter of
the site and the interior landscaping does not meet the required percentage. The
applicant is required to go before the City Beautiful Commission prior to Board of
Directors action on this request for the reduction in the landscape requirements.
The site plan includes a drop-off along Filmore Street to access the basement
area. The applicant has indicated this is necessary for convenience of patients.
Staff is supportive of the drive as proposed.
Although the site plan as presented does not fully comply with the typical DOD
requirements staff is supportive of the request. The use is a medical office,
which does not allow for the placement of full wall windows due to privacy issues.
With redevelopment of sites the design standards are more difficult to meet.
Staff feels the developers have done a good job in meeting the intent of the
DOD. To staff's knowledge there are no remaining outstanding technical issues
associated with the request.
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.
PLANNING COMMISSION ACTION: (OCTOBER 6, 2011)
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.
H
FILE NO.: Z-8699(Cont.)
There was no further discussion of the item. The chair entertained a motion for
approval of the item on the consent agenda as presented by staff. The motion carried
by a vote of 9 ayes, 0 noes and 2 absent.
681
ITEM NO.: 16. Z-8699
NAME: 5700 West Markham Street Short -form POD
LOCATION: located at 5700 West Markham Street
Planning Staff Comments:
1. Provide notification of property owners located within 200-feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than September 21, 2011. The Office of
Planning and Development must receive the proof of notice no later than September
30, 2011.
2. Provide the total building square footage. Provide the existing square footage and
the proposed addition areas as well as the surgery area.
3. Provide the total number of doctors which will be using the facility.
4. The site is located within the Mid -town DOD area which has specific development
criteria. The DOD requires at least 60 percent of the facade area abutting public
streets to be glass. The elevations presented do not appear to meet this
requirement.
5. The DOD requires a customer entrance on the street sides. The development
appears the customer entrance will be located along the western facade.
6. Will there be a dumpster located on the site? If so provide the location of the
proposed dumpster and a note indicating the required screening.
7. The DOD states all landscaping must comply with the City's Landscape Ordinance.
Based on the percentage upgrade of the site a minimum landscape strip of 6 feet 9
inches would typically be required along the eastern, northern and western
perimeters. The site plan as presented does not comply with these typical
standards. You must receive approval from the City Beautiful Commission prior to
the item being forwarded to the Little Rock Board of Directors for final action.
8. Provide details of the proposed building signage including the facades signage will
be located. Provide the percentage of facade coverage proposed with signage.
9. Provide the location, total height and total sign area proposed for ground signage.
For sites this size the DOD allows a maximum sign height of 6 feet and 24 square
feet in area.
10.The site plan indicates the placement of concrete along Filmore Street within the
building setback. What is the purpose of the concrete area and the need for the
curb cut in this location?
11. All lighting must comply with the Mid -town DOD.
Variance/Waivers: None requested.
Public Works Conditions:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Fillmore Street for the frontage of this property must meet commercial street
Item # 16.
standards. Dedicate right-of-way to 30 feet from centerline.
2. A 20 foot radial dedication of right-of-way is required at the intersection of Markham
Street and Fillmore Street.
3. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to Fillmore Street including 5-foot
sidewalks with the planned development. Due to offset of the right-of-way, at least
20 feet of asphalt must be provided on Fillmore Street to the northern property line.
4. With site development, provide the design of street conforming to the Master Street
Plan. Construct one-half street improvement to West Markham Street including 5-
foot sidewalks with the planned development. The right turn lane should be
extended across this property to Filmore Street.
5. What is the desired use of the concrete area between the building and landscape
area on Filmore Street?
6. 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).
7. The northeast parking space near Fillmore Street must be removed due to the
insufficient distance from the parking space to the Fillmore Street right-of-way.
Utilities and Fire Department/County Planning:
Wastewater: Sewer is available to this project.
Entergy: No comment received.
Center -Point Enerav: 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. Contact Central Arkansas Water
regarding the size and location of the water meter. If there are facilities that need to be
adjusted and/or relocated, contact Central Arkansas Water. That work will 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 RPZ assembly, successful
tests of the assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by Central Arkansas Water. The test results must be
sent to Central Arkansas Water's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section at 377-1226
if you would like to discuss backflow prevention requirements for this project. The Little
Rock Fire Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. They will be installed at the Developer's
expense.
Fire Department: Place fire hydrants per code. Maintain a 20-foot wide access
around the sites perimeters. Contact the Little Rock Fire Department for additional
information.
Item # 16.
County Planning: No comment received.
CATA: Approved as submitted. The site is located on CATA Bus Route #5, the
West Markham Route.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Heights Hillcrest Planning District. The
Land Use Plan shows Office for this property. The applicant has applied for a request
to rezone the site from 0-3, General Office District to Planned Office Development to
allow the existing doctor's office to expand their building footprint by 2,520 square feet.
Master Street Plan: West Markham is a Minor Arterial. A Minor Arterial provides
connections to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on West Markham Street since it is
a Minor Arterial. These streets may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. Property lines are not clearly delineated on this plan; therefore, a full review cannot
commence.
3. It appears the proposed addition will require numerous landscape and buffer
variances from the City Beautiful Commission prior to the issuance of any building
permits.
4. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can
be given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, September 21, 2011.
Item # 16.