Z-8445-A Staff AnalysisFILE NO.: Z-8445-A
NAME: C Street Surgery Center Revised Short -form POD
LOCATION: Located at 5910 C Street
DEVELOPER:
University Properties
409 North University Avenue
Little Rock, AR 72205
ENGINEER/SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.45 acres NUMBER OF LOTS: 1 Zoning Lot
CURRENT ZONING: PD-O
FT. NEW STREET: 0 LF
ALLOWED USES: Surgery Center
PROPOSED ZONING PD-O
PROPOSED USE: Surgery Center — Temporary Use Existing Structure
OVERLAY DISTRICT: Mid -Town Design Overlay District
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,114 adopted by the Little Rock Board of Directors on August 3, 2009,
rezoned the site from R-3, Single-family to PD-O to allow construction of a surgery
center on the site. The property contained two (2) single-family structures which would
be removed to allow the new construction. The building was proposed with 8,780
square feet containing four (4) operating rooms and ten (10) prep and recovery rooms.
Two (2) doctors would operate from the facility.
FILE NO.: Z-8445-A
A. PROPOSAL/REQUEST:
The applicant is now requesting use of one (1) of the existing structures for a
temporary administrative office use for the adjacent surgery center. The
applicant has indicated the use of the property will be the administrative offices of
the adjacent medical office/surgery center until the design documents have been
drafted for the surgery center. No exterior modifications will be made to the
existing structure. Once the design documents have been completed the two (2)
structures will be removed and the surgery center will be constructed as
approved on the original site plan.
The Bill of Assurance for the Howard Adams and R.D. Plunkett's Subdivision was
filed in August of 1959 and has since expired.
EXISTING CONDITIONS:
There are occupied single-family homes located on the two (2) lots proposed for
rezoning. The parking lot area located to the west of the two (2) homes is
currently zoned R-3, Single-family. To the north are single-family homes and to
the east are two additional homes. An area zoned PD-O located north of the
parking lot has been developed as parking to serve the doctors offices to the
west. South of the site is the Mid-towne Shopping Center and southeast are
single-family homes and multi -family housing. West of the site is a parking area
serving the medical offices fronting North University Avenue.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from the 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, the Hillcrest
Residents Neighborhood Association and the Mid -Town Advisory Review
Committee 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
C Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to C Street
including 5-foot sidewalks with the planned development. The new back of
curb should be located 18 feet from the centerline of the street and match the
curb of the property to the west.
2
FILE NO.: Z-8445-A (Cont.
E.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. 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).
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer service 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 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) will
be required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. Contact Central Arkansas Water regarding the size and
location of the water meter.
Fire Department: Fire hydrants will be required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Plannina 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 revised Planned Development Office to allow temporary use of the
existing structure as an office for the adjacent medical office/surgery center. The
long term use of the property is to allow the removal of two (2) homes and the
construction of a medical office/surgery center. This area is located within the
Midtown Design Overlay District, so all designs should reflect these design
standards. The proposed land uses in the Planned Development are' consistent
with the Office Category.
3
FILE NO.: Z-8445-A (Cont.
Master Street Plan: C Street is shown as a Local Street. The primary function of
a Local Street is to provide access to adjacent properties. Local Streets which
are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". These streets have a design
standard the same as a Collector. 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 in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood
Plan. Their Zoning and Land Use goal states: "Adopt a plan of action to stop the
degradation, to reverse its course, and to recreate a neighborhood that is once
again a pleasant place to work and live. This includes no net loss of residential
units by demolition or conversion to other uses."
Landscape: All previous comment apply to any new development of the site.
G. SUBDIVISION COMMITTEE COMMENT: (November 12, 2009)
The applicant was not present. Staff presented the item to the Committee
members stating the proposed use of the property was a temporary use as the
administrative offices for the adjacent medical office/surgery center to allow
design documents to be created for the new surgery center. Staff stated the
most pressing issue was correcting the drainage problem related to the adjacent
parking lot. Staff reminder the Committee members this was a point of
discussion during the previous review process. Staff stated they would work with
the owner to determine if the drainage could be rerouted now as opposed to
during the future construction phase.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan raised at the November 12, 2009,
Subdivision Committee meeting. The request is to allow one of the existing
single-family structures to be used as administrative offices for the adjacent
surgery center on a temporary basis. The temporary use will be until the design
documents have been drafted for the surgery center. There will be no exterior
modifications made to the existing structure. Once the design documents have
been completed the two (2) single-family structures will be removed and the
surgery center will be constructed as approved on the original site plan.
M
FILE NO.: Z-8445-A Cont.
During the original approval process there was a great deal of discussion
concerning the adjoining parking lot drainage onto two (2) properties located to
the north. The developer agreed during the review process to reconstruct the
outfall for the parking lot and drain the parking lot across the rear of this property
and the adjacent lot to the east. Staff feels this should be completed at this time
and not put off until the new construction begins.
To staff's knowledge there are no other outstanding issues associated with the
request. Staff feels the use of the property as temporary offices for the adjacent
medical office/surgery center is an appropriate use for the property.
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 the outfall for the adjacent parking lot be reconstructed with
the current application request.
PLANNING COMMISSION ACTION:
(DECEMBER 3, 2009)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff also presented a recommendation the outfall for the
adjacent parking lot be reconstructed with the current application request.
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 9 ayes,
0 noes, 0 absent and 2 open positions.
5
December 3, 2009
ITEM NO.: 17
NAME: C Street Surgery Center Revised Short -form POD
LOCATION: Located at 5910 C Street
DEVELOPER:
University Properties
409 North University Avenue
Little Rock, AR 72205
ENGINEER/SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
FILE NO.:
AREA: 0.45 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF
CURRENT ZONING: PD-O
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE
OVERLAY DISTRICT
Surgery Center
ME
Surgery Center — Temporary Use Existing Structure
Mid -Town Design Overlay District
VARIANCESMAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 20,114 adopted by the Little Rock Board of Directors on August 3, 2009,
rezoned the site from R-3, Single-family to PD-O to allow construction of a surgery
center on the site. The property contained two (2) single-family structures which would
be removed to allow the new construction. The building was proposed with 8,780
square feet containing four (4) operating rooms and ten (10) prep and recovery rooms.
Two (2) doctors would operate from the facility.
December 3, 2009
SUBDIVISION
ITEM NO.: 17 Cont. FILE NO.: Z-8445-A
A. PROPOSAL/REQUEST:
The applicant is now requesting use of one (1) of the existing structures for a
temporary administrative office use for the adjacent surgery center. The
applicant has indicated the use of the property will be the administrative offices of
the adjacent medical office/surgery center until the design documents have been
drafted for the surgery center. No exterior modifications will be made to the
existing structure. Once the design documents have been completed the two (2)
structures will be removed and the surgery center will be constructed as
approved on the original site plan.
The Bill of Assurance for the Howard Adams and R.D. Plunkett's Subdivision was
filed in August of 1959 and has since expired.
B. EXISTING CONDITIONS:
There are occupied single-family homes located on the two (2) lots proposed for
rezoning. The parking lot area located to the west of the two (2) homes is
currently zoned R-3, Single-family. To the north are single-family homes and to
the east are two additional homes. An area zoned PD-O located north of the
parking lot has been developed as parking to serve the doctors offices to the
west. South of the site is the Mid-towne Shopping Center and southeast are
single-family homes and multi -family housing. West of the site is a parking area
serving the medical offices fronting North University Avenue.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from the 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, the Hillcrest
Residents Neighborhood Association and the Mid -Town Advisory Review
Committee 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
C Street for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30 feet from centerline.
2. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to C Street
including 5-foot sidewalks with the planned development. The new back of
2
December 3, 2009
SUBDIVISION
ITEM NO.: 17 (Cont.
FILE NO.: Z-8445-A
curb should be located 18 feet from the centerline of the street and match the
curb of the property to the west.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
4. 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).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer service 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 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) will
be required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. Contact Central Arkansas Water regarding the size and
location of the water meter.
Fire Department: Fire hydrants will be required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
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 revised Planned Development Office to allow temporary use of the
existing structure as an office for the adjacent medical office/surgery center. The
long term use of the property is to allow the removal of two (2) homes and the
construction of a medical office/surgery center. This area is located within the
Midtown Design Overlay District, so all designs should reflect these design
9
December 3, 2009
.qI IRnI\/I.qI()N
ITEM NO.: 17 (Cont.
G
H.
FILE NO.: Z-8445-A
standards. The proposed land uses in the Planned Development are consistent
with the Office Category.
Master Street Plan: C Street is shown as a Local Street. The primary function of
a Local Street is to provide access to adjacent properties. Local Streets which
are abutted by non-residential zoning/use or more intensive zoning than
duplexes are considered as "Commercial Streets". These streets have a design
standard the same as a Collector. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bic cle Plan: There are no bike routes in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood
Plan. Their Zoning and Land Use goal states: "Adopt a plan of action to stop the
degradation, to reverse its course, and to recreate a neighborhood that is once
again a pleasant place to work and live. This includes no net loss of residential
units by demolition or conversion to other uses."
Landscape- All previous comment apply to any new development of the site.
SUBDIVISION COMMITTEE COMMENT:
(November 12, 2009)
The applicant was not present. Staff presented the item to the Committee
members stating the proposed use of the property was a temporary use as the
administrative offices for the adjacent medical office/surgery center to allow
design documents to be created for the new surgery center. Staff stated the
most pressing issue was correcting the drainage problem related to the adjacent
parking lot. Staff reminder the Committee members this was a point of
discussion during the previous review process. Staff stated they would work with
the owner to determine if the drainage could be rerouted now as opposed to
during the future construction phase.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
ANAI Y414•
There were no outstanding technical issues associated with the request in need
of addressing via a revised site plan raised at the November 12, 2009,
Subdivision Committee meeting. The request is to allow one of the existing
single-family structures to be used as administrative offices for the adjacent
surgery center on a temporary basis. The temporary use will be until the design
documents have been drafted for the surgery center. There will be no exterior
li!
December 3, 2009
SUBDIVISION
ITEM NO.: 17 (Cont.
FILE NO.:
modifications made to the existing structure. Once the design documents have
been completed the two (2) single-family structures will be removed and the
surgery center will be constructed as approved on the original site plan.
During the original approval process there was a great deal of discussion
concerning the adjoining parking lot drainage onto two (2) properties located to
the north. The developer agreed during the review process to reconstruct the
outfall for the parking lot and drain the parking lot across the rear of this property
and the adjacent lot to the east. Staff feels this should be completed at this time
and not put off until the new construction begins.
To staff's knowledge there are no other outstanding issues associated with the
request. Staff feels the use of the property as temporary offices for the adjacent
medical office/surgery center is an appropriate use for the property.
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 the outfall for the adjacent parking lot be reconstructed with
the current application request.
PLANNING COMMISSION ACTION:
(DECEMBER 3, 2009)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and F of
the agenda staff report. Staff also presented a recommendation the outfall for the
adjacent parking lot be reconstructed with the current application request.
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 9 ayes,
0 noes, 0 absent and 2 open positions.
5
ITEM NO.: 17.
NAME: C Street Surgery Center Revised Short -form POD
LOCATION: located at 5910 C Street
Plannina Staff Comments:
Z-8445-A
1. Provide notification of all 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 November 19, 2009. The Office
of Planning and Development must receive the proof of notice no later than
November 25, 2009.
2. As a condition of the previous approval modifications to the drainage of the adjacent
parking area were to be made to reduce the run-off from these areas to the adjacent
property to the north. Will the modifications be made prior to the construction of the
surgery center?
3. Provide the anticipated time frame for the temporary use of the property.
Variance/Waivers: None requested.
Public Works Conditions:
1. Due to the proposed use of the property, the Master Street Plan specifies that C
Street for the frontage of this property must meet commercial street standards.
Dedicate right-of-way to 30 feet from centerline.
2. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to C Street including 5-foot
sidewalks with the planned development. The new back of curb should be located
18 feet from the centerline of the street and match the curb of the property to the
west.
3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
4. 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).
Utilities and Fire Department/County Planning:
Wastewater: Sewer service available to this project.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Item # IT
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. 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) will be required. If additional fire
hydrant(s) are required, they will be installed at the Developer's expense. Contact
Central Arkansas Water regarding the size and location of the water meter.
Fire Department: Fire Hydrants will be required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
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 revised
Planned Development Office to allow temporary use of the eixsiting structure as an
office for the adjacent medical office/surgery center. The long term use of the property
is to allow the removal of two homes and the construction of a medical office/surgery
center. This area is located within the Midtown Design Overlay District, so all designs
should reflect these design standards. The proposed land uses in the Planned
Development are consistent with the Office Category.
Master Street Plan: C Street is shown as a Local Street. The primary function of a
Local Street is to provide access to adjacent properties. Local Streets which are
abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". These streets have a design standard the same
as a Collector. 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 in the immediate vicinity.
Neighborhood Action Plan: This area is covered by the Hillcrest Neighborhood Plan.
Their Zoning and Land Use goal states: "Adopt a plan of action to stop the degradation,
to reverse its course, and to recreate a neighborhood that is once again a pleasant
place to work and live. This includes no net loss of residential units by demolition or
conversion to other uses."
Landscape: All previous comment apply to any new development of the site.
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, November 19, 2009.
Item # 17.