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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.