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HomeMy WebLinkAboutZ-3523-A Staff AnalysisOctober 16, 2014 ITEM NO.: 6 FILE NO.: Z -3523-A NAME: Urgent Care Clinic — Conditional Use Permit LOCATION: 7310 Cantrell Road OWNER/APPLICANT: Cynthia Keaton Trust/White-Daters PROPOSAL: A conditional use permit is requested to allow for the construction of an urgent care (medical) clinic on this C-4 zoned lot. SITE LOCATION: The site is currently occupied by a Firestone Tire and Auto Service Center. The property is located on the north side of Cantrell Road, three lots east of Kingsrow Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is one of many commercially zoned and occupied properties lining Cantrell Road in this area. A variety of commercial uses occupy those C-3 and C-4 zoned properties. An MF -14 Multifamily development is adjacent to the rear of the site. Staff believes the proposed redevelopment of this automobile service occupied site with a medical clinic is compatible with uses and zoning in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Kingwood and Meriwether Neighborhood Associations. 3. ON SITE DRIVES AND PARKING' The parking requirement for a medical clinic is 7 spaces per doctor. Staff and the Subdivision Committee both agreed that the parking requirement should extend to all service providers since this type of clinic is often staffed by other professionals such as a nurse practitioner. The applicant states this clinic will have no more than three doctors/health care providers working at a time. As such, 21 parking spaces are required. 21 spaces are proposed. A single driveway is proposed off of Cantrell Road. An existing one-way driveway is located across the rear of lot as well as the lots on either side. That driveway will remain. October 16, 2014 ITEM NO.: 6 (Cont.) FILE NO.: Z -3523-A 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. A portion of the property to the north is zoned MF -24, therefore a minimum buffer will be required at six (6) percent of the average depth of the lot. The maximum dimension required shall be fifty (50) feet in all instances. A nine (9) foot buffer is required on a portion of the north property line. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be a minimum of nine (9) feet wide. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. A landscape irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 6 October 16, 2014 ITEM NO.: 6(Cont.)FILE NO.: Z -3523-A 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. 5. PUBLIC WORKS COMMENTS: 1. At time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy if the AHTD Cantrell Road widening project has been completed. 2. At time of building permit, remove the unused west curb cut. 3. Show on site plan the proposed sidewalk, curb, & gutter location on plan. Some of the parking spaces near Cantrell Road may need to be modified. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Entergy does not object. The 3 phase line on the western edge of the property will remain and requires an easement. Construction in this area should remain outside the OSHA required limits (Crane law). The 3 phase line on the north side of Cantrell Road is being relocated to the south side of the road. Centerpoint Ener : No Comment. AT&T (SBC): No Comment. Water: No Objection. Fire Department: Install fire hydrants per Code. Apparatus drives are to be a minimum of 20 feet but 26 feet with hydrants on property and/or 30 ft. tall buildings. County Planning: No Comment. CATA: The area is currently served by CA TA at this location by Route #1 Pulaski Heights. The development consists of construction of an urgent care facility. 3 October 16, 2014 ITEM NO.: 6 Cont. FILE NO.: Z -3523-A CATA currently uses this corridor and it is in consideration for future expanded transit to expand further west along Cantrell. CATA requests consideration of pullouts and sidewalks at this location to enable buses to pull out of traffic to serve this location. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 2014) Joe White was present representing the applicant. Staff presented the item and noted additional information was needed. Staff asked Mr. White to provide a copy of the bill of assurance and the property owner — agent authorization. Staff requested additional information on the building design, days and hours of operation, signage and dumpster location and service hours. Staff noted the building was proposed to be built over a platted building line which would take subsequent approval from the Board of Adjustment, if the Planning Commission approved the conditional use permit. Staff commented that the driveway across the rear of the property onto the adjacent lot did not appear to be in an access easement. Mr. White was asked to provide proof of an access easement or to indicate that one will be platted to accommodate the driveway. Staff informed the Committee that the typical parking requirement for medical clinics was spaces per doctor. Staff commented that this type of clinic also utilized other professionals such as nurse practitioner to provide service. The Committee agreed that the parking requirement should also include all service providers, not just doctors. The applicant was asked to provide the number of doctors/providers. Public Works, Landscape and other agency comments were noted. It was noted that a portion of the property to the rear was zoned residential and buffers and screening were required. Staff noted that easements could not be counted toward fulfilling the buffer requirement. The applicant was instructed to submit responses by October 1, 2014. The Committee forwarded the item to the full Commission. STAFF ANALYS A Firestone Auto Service business currently occupies this C-4 zoned lot. A conditional use permit has recently been approved to allow Firestone to relocate to 7426 Cantrell Road. This applicant is requesting approval of a conditional use permit to allow an urgent care medical clinic on this lot. The existing building is to be removed and the site redeveloped with a new building, parking lot and landscaping. 4 October 16, 2014 TEM NO.: 6 FILE NO.: Z -3523-A The applicant proposes to construct a one-story, 4,585 square foot; brick and stone building. A new parking lot containing 21 spaces is proposed on the east side of the building. The urgent care clinic will be staffed by no more than three doctors/healthcare providers at a time. Additional support staff, as is typical for a medical clinic, will also be on the site. Days and hours of operation are proposed as Monday through Friday, 8:00 a.m. to 8:00 p.m. and Saturday and Sunday, 10:00 a.m. to 6:00 p.m. The dumpster and screening are indicated on the plan. Dumpster service hours are restricted to daylight hours. Site lighting will be low- level, directed downward and into the site. Signage will comply with that allowed in commercial zones. The existing one-way drive across the rear of the lot will be placed in an access easement. The property has a 40 foot platted front building line. That line is now at 27 feet due to the loss of the front of the lot for the Cantrell Road widening project. The applicant is proposing a front setback of 20 feet which will pretty well line up with the adjacent building. The Code of Ordinances Chapter 31, Section 31-12(b) limits the authority to approve building line variances to the Board of Adjustment. If the Planning Commission approves the conditional use permit, an application must be filed with the Board of Adjustment for the building line variance. Staff is supportive of the request. To staff's knowledge, there are no other issues. The proposed use is appropriate for the site. The bill of assurance for J. D. Walthour Replat does not address use issues. The applicant provided responses to the issues raised at Subdivision Committee as noted above and on the site plan. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. A building line variance must be approved by the Board of Adjustment. Staff recommends approval of the front setback variance. PLANNING COMMISSION ACTION: (OCTOBER 16, 2014) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above, including the variance. There was no further discussion. The item was 5 October 16, 2014 ITEM NO.: 6 Cont. FILE NO.: Z -3523-A placed on the consent agenda and approved as recommended by staff, including the setback variance. The vote was 10 ayes, 0 noes and 1 absent.