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Home My WebLink AboutZ-6300-A Staff AnalysisOctober 15, 1998 ITEM NO.: 10 FILE NO.: Z -63 00-A NAME: Little Rock Cardiology Clinic - Zoning Site Plan Review LOCATION: Southwest corner of Shackleford and Shackleford West Roads DEVELOPER: ENGINEER• Flake, Tabor & Kelley Development Consultants, Inc. 425 W. Capitol, Ste. 300 2200 N. Rodney Parham Road Little Rock, AR 72201 Little Rock, AR 72212 AREA: 8.21 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: C-2 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Commercial Medical Clinic A variance for increased building height for the proposed office building. BACKGROUND: The 8.21 acre tract at the southwest corner of Shackleford and Shackleford West Roads is zoned C-2 which is a site plan review zoning district. Any development of the property must have a site plan which is reviewed and approved by the Little Rock Planning Commission. A. PROPOSAL RE UEST: The applicant proposes to construct a 60,300 square foot medical office building on the site. The building will have four floors and a maximum height of 65 feet. The applicant has requested a variance for building height. The clinic will house 16 to 20 doctors and the proposed site plan provides 202 parking spaces. The proposed development will occupy the west one-half of the property, with the east one-half of the property being reserved for a future building site. The applicant has noted that a monument sign will be constructed near the main entrance, and any signage will comply with City Ordinance. October 15, 1998 SUBDIVISION ITEM NO.- 10 Cont- FILE NO.: Z -6300-A The applicant is proposing two (2) access points from Shackleford West Road. The main entrance will be near the center of the 8.21 acre site, with a second drive approximately 390 feet to the west. B. EXISTING CONDITIONS: The 8.21 acre site is undeveloped and heavily wooded. The site is located in an area which has a mixture of zoning and uses. The Koger Center office development is located immediately south of the site, with vacant office and commercial property to the west and north across Shackleford West Road. There is another medical clinic which is being constructed at the northwest corner of Shackleford and Shackleford West Roads. The property across Shackleford Road to the east is zoned 0-2/0-3 and contains a hotel, the Arkansas Heart Hospital as well as vacant property. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comment as of this writing. All property owners within 200 feet of the site as well as the Sandpiper, Birchwood and John Barrow Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Shackleford Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. 3. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention Ordinance applies to this property. 7. Easements for proposed stormwater detention facilities are required. 8. Call Traffic Engineer to revise parking layout. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment received. 2 October 15, 1998 r SUBDIVISION ITEM NO.. 10 (Cont.) FILE NO.: Z -6300-A Southwestern Bell: A 5 foot utility easement is requested along the west and south property line. Contact utility for details. Water: An acreage charge of $150 per acre applies in addition to normal charges for service. On site fire protection will be required. RPZ backflow prevention will be required on domestic service prior to the first outlet. Fire Department: No Comment. County Plannin : No Comment received. CATA: Near CATA Routes #14 and #3. Good drop-off. Are there sidewalks incorporated in/around the site? F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping meet with and exceed ordinance requirements when averaged out. However, a portion of the proposed buffer along Shackleford West Blvd. Drops 10 feet below the full 20 foot width requirement. The City Beautiful Commission recommends saving as many existing trees as possible on this tree -covered tract of property. This includes saving trees within the street buffer area. Prior to a construction permit, detailed landscape plans must be approved by Bob Brown, Plans Review Specialist. Mr. Brown may be reached at 371-4864. G. ANALYSIS• The building as proposed exceeds all of the minimum setbacks for C-2 zoning. The applicant is proposing a maximum building height of 65 feet. The maximum height allowed by ordinance in C-2 zoning is 45 feet; therefore, the applicant is requesting a variance. Staff supports the variance request based on the fact that there is no adjacent residential use or zoning. The Koger Center office development abuts this property to the south, with adjacent office and commercial zoning to the west and north. The applicant is proposing 202 parking spaces for the proposed building. The ordinance requires 120 parking spaces for a medical clinic of this size (6 spaces per doctor X 20 doctors). The applicant is proposing 1 3 October 15, 1998 SUBDIVISION ITEM NO..- 10 (Cont.) FILE NO.: Z -5300=A parking space per 300 square feet of gross floor area, which is the ordinance requirement for general office use. Staff has no problem with this proposal. Staff is relatively comfortable with the proposed site plan, as it complies with the ordinance requirements, with the exception of building height. However, Public Works has some concern relating to the placement of the westernmost drive from Shackleford West Drive. The Traffic Engineer would like the drive moved further west, with some minor revisions in the parking layout. The applicant will meet with the Traffic Engineer, as noted in the Subdivision Committee Comments, and attempt to resolve this issue prior to the public hearing. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to compliance with the following conditions: 1. Compliance with the comments noted in paragraphs D, E and F of this report. 2. Staff recommends approval of the requested height variance for the proposed building. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 24, 1998) Ron Tabor and Don Evans were present, representing the application. Staff gave a brief description of the site plan. Mr. Tabor answered several questions posed by staff. He stated that 15-20 doctors will occupy the building. Mr. Tabor also noted that the dumpster would be located in the service area at the northwest corner of the building. The Public Works Comments were briefly reviewed with the applicant and committee. Tad Borkowski, of Public Works, stated that the Traffic Engineer would like for the westernmost drive to be moved further west and some of the parking area redesigned. Mr. Borkowski informed the applicant to meet with the Traffic Engineer to resolve this issue prior to the public hearing. The Landscape Comments were reviewed. Mr. Tabor stated that many of the mature trees on the site would be saved, including along the street side of the property. After the presentation, the Committee forwarded the issue to the full Commission for final action. 4 October 15, 1998 SUBDIVISION ITEM NO 1Q Cont. FILE NO.: Z -5300-A PLANNING COMMISSION ACTION: (OCTOBER 15, 1998) Ron Tabor was present, representing the application. There were no objectors present. Staff gave a brief description of the site plan and a recommendation of approval with conditions. Ron Tabor addressed the Commission in support of the application. Commissioner Berry noted concerns with the number of proposed parking spaces. Ron Tabor noted that the proposed clinic will have a large staff of possibly 70 or more employees. Mr. Tabor also noted that because of the nature of the clinic (for heart patients), many of the patients will have more than one vehicle on the site for family members. Mr. Tabor stated these as reasons for needing 202 parking spaces on the site. There was a brief discussion relating to the location of the parking areas in relation to the building and the site's topography. Commissioner Muse asked what percentage of the existing trees on the site would be saved. Mr. Tabor stated that the site will meet and exceed the City's landscape ordinance requirements. Mr. Tabor noted that as many of the existing trees as possible will be saved. A motion was made to approve the application as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5