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HomeMy WebLinkAboutZ-8296 Staff AnalysisFebruary 14, 2008 : 14 :Z NAME: Trice Surgery Center hort-form POD LOCATION: Located on the So"-theast corner of Kanis Road and Labelle Drive DEVELOPER: Rickett Engineering, Inc. Mark E. Rickett, PE P.O. Box 242862 Little Rock, AR 72223 ENGINEER: Rickett Engineering, Inc. Mark E. Rickett, PE P.O. Box 242862 Little Rock, AR 72223 AREA: 1.99 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential POD PROPOSED USE: Surgery Center FT. NEW STREET: 0 LF VARIANCESIWAIVERS REQUESZTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of this 1.99 acre site from R-2, Single- family to Planned Office Development to allow the construction of a 18,375 square foot medical office/surgery center on the site. The site plan indicates the placement of 70 parking Spaces to serve the center. The hours of operation are normal office hours or from 8:00 am to 6:00 pm Monday through Friday. There is no overnight stay proposed for the center. The site plan indicates the placement of a dumpster near the southwest comer of the building. A note indicates the dumpster will be serviced during daylight hours only. February 14, 2008 SUBDIVISION ITEM NO.: 14 (Co FILE NO.: Z-8296 A monument sign is proposed consistent with signage allowed in office zones. Building signage is proposed on the facades fronting Kanis and Labelle Drive. B. EXISTING CONDITIONS: The property has been cleared and there is a large drainage ditch running along the southern boundary of the property. The area to the east is a single-family home with a number of outbuildings. North of the site is a new church. Street improvements adjacent to the church along Kanis Road have been completed. Street improvements adjacent to this site have not been completed. Labelle Drive is a new residential street accessing the Kanis Village Subdivision. A number of new homes are in various stages of completion with a preliminary plat approved for the development of several hundred additional lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Brownwood Terrace Neighborhood Association, the John Barrow Neighborhood Association, all property owners located within 200 feet of the site and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Additional right-of-way may required for realignment of Kanis Road. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. Kanis Road is projected to be realigned to lessen the curvature. Previous plans have been prepared for St. Andrews Church on the north side of Kanis Road. The engineer for that project should be contacted for an electronic copy of those plans. Provide a revised set of plans showing the realignment of Kanis Road in relation to your property. The street improvements will be required to be built to that realignment plan. 3. 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). 4. Storm water detention ordinance applies to this property. 2 February 14, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8296 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway on Kanis Road should be at least 300 feet from Labelle Drive and 150 feet from the east property line. The width of driveway must not exceed 36 feet. 9. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On Labelle Drive, the lot must share a single driveway access centered on the property line with the lot to the south. The width of driveway must not exceed 36 feet. 10. If sidewalk does not exist on Labelle Drive, sidewalk and access ramps should be provided along the property's frontage on Labelle Drive. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road driveway complies with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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(s). Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). E February 14, 2008 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3, the Baptist Medical Center Route. Parks and Recreation: No comment. F_ ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Transition for this property. The applicant has asked to rezone the site from R-2, Single-family to Planned Office Development to allow the construction of a 12,100 square foot surgery center. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as 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 Kanis Road since it is a Minor Arterial. Labelle Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 John Barrow Neighborhood Action Plan. The Business and Commercial goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The property to the east and south is zoned residentially. Screening will be required along the eastern and southern perimeters. Screening materials 0 February 14, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8296 must provide year round screening of at least six feet in height. The Commission may deem the southern screening not necessary due to the potential of the area being used as an office use in the future. 3. All the newly landscape areas must be irrigated with an automatic irrigation system. 4. The zoning buffer ordinance requires a land use buffer along the eastern property line a minimum of six percent of the average width of the property. Seventy percent (70%) of this area is to remain undisturbed. 5. The zoning buffer ordinance requires a land use buffer along the southern property line of a minimum of six percent of the average width of the property. Seventy percent (70%) of this area is to remain undisturbed. 6. The zoning buffer ordinance requires a street buffer along Kanis Road and Labelle Drive of six percent of the depth of the property and in no case less than half. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008) Mr. Mark Rickett was present representing the request. Staff presented an overview of the proposed development stating there were a number of outstanding technical issues associated with the request. Staff requested the applicant provide the days and hours of operation, the number of staff, the number of beds, the proposed signage plan, the maximum building height and details of any proposed screening fence. Public Works comments were addressed. Staff stated Kanis Road was a minor arterial and right of way dedication to 45-feet from centerline was required. Staff also stated the design of Kanis Road had been established and the road was shifting from the current location. Staff stated the driveway locations did not meet typical ordinance standards. Staff also stated a letter prepared by a certified engineer verifying the sight distance was adequate along Kanis Road to comply with AASHTO Green Book standards was required. Landscaping comments were addressed. Staff stated properties to the east and south were zoned residentially which would require the placement of screening and a land use buffer. Staff noted 70 percent of the land use buffer was to remain undisturbed. Staff also stated the street buffer along Kanis Road and Labelle Drive should be a minimum of six percent of the depth of the property and in no case less than one-half. 5 February 14, 2008 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z-8296 Staff noted comments provided by the various other departments and agencies stating if there were specific concerns the applicant should contact the agency directly. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the January 24, 2008, Subdivision Committee meeting. The revised site plan has relocated the dumpster and air conditioning condensing units away from the residentially zoned property to the east. The applicant has also provided the days and hours of operation, the proposed signage plan, the maximum building height and details of any proposed screening fence. The applicant has indicated there will be one doctor and eight staff for the facility. The site plan indicates the placement of a screening fence along the southern and eastern perimeters of the site. The site plan also indicates the placement of landscape buffers as typically require per the zoning and landscape ordinances. A 15-foot landscape buffer is located along the southern perimeter and a 25-foot landscape strip is located along the eastern perimeter. A screening fence is proposed along the southern and eastern perimeters adjacent to the residentially zoned property. The revised site plan has not provided the new alignment of Kanis Road showing centerline, curb, gutter, and sidewalks. The drives have been redesigned to allow for a shared drive along the southern property line of Labelle Drive and the drive located along Kanis Road is situated midway between the eastern property line and Labelle Drive. The site plan indicates the placement of 70 parking spaces. Typically parking is based on the number of doctors serving a medical office. The applicant has indicated one doctor and eight staff. The parking required for a medical office facility would typically be six parking spaces. The indicated parking is more than adequate to serve the development. The hours of operation are normal office hours or from 8:00 am to 6:00 pm Monday through Friday. There is no overnight stay proposed for the center. The site plan indicates the placement of a dumpster near the southwest corner of the building. A note indicates the dumpster will be serviced during daylight hours only. A monument sign is proposed consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Building signage is proposed on the facades fronting Kanis and Labelle Drive with a maximum sign area of ten percent of the total fagade area. 0 February 14, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-8296 The site plan indicates a total lot area of 86,684 square feet and a total building area of 18,375 square feet or 21.2 percent of the site. The parking area encompasses 78.8 percent of the site and landscaping 22.3 percent of the site. A total of 4,671 square feet of interior landscaping has been provided resulting in 24.2 percent of the site area being landscaped. Due to unresolved issues staff cannot recommend the application moving forwarded as proposed. Although staff is generally supportive of an office use and a surgery center located on the site, staff feels the applicant should provide a site plan which includes the new alignment of Kanis Road showing centerline, curb, gutter, and sidewalks. Staff recommends this issue be resolved prior to the Commission acting on the request. STAFF RECOMMENDATIONS: Staff recommends the applicant provide a site plan which includes the new alignment of Kanis Road showing centerline, curb, gutter, and sidewalks prior to the Commission acting on the request. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had addressed staff's concerns related to the street design and the sight distance concerns previously raised. Staff stated the revised site plan indicated the alignment of Kanis Road to conform to the previously approved plans for the realignment of Kanis Road. Staff stated the drive located on Kanis Road had been removed to eliminate any sight distance concerns. Staff stated to their knowledge there are no remaining outstanding technical issues associated with the request. Staff presented 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. There was no further discussion of the item. A motion was made to approve the item as presented by staff on the consent agenda. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 7 ITEM NO.: 14. Z-8296 NAME: Trice Surgery Center Short -form POD LOCATION: located on the Southeast corner of Kanis Road and Labelle Drive Planning Staff Comments: 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 January 30, 2008. The Office of Planning and Development must receive the proof of notice no later than February 8, 2008. 2. Provide the days and hours of operation for the facility. Will there be any overnight stay? 3. A dumpster note indicates the dumpster will be serviced during daylight hours. 4. Provide the number of doctors and the number of staff serving the facility. 5. Provide the maximum building height proposed for the new structure. 6. Provide details of the proposed signage including building signage. Provide the location, total height and total area of ground mounted signage. Provide the total percentage of facade area for building signage. 7. The AC units are indicated adjacent to residentially zoned and identified on the City's Future Land Use Plan as Single Family. 8. Provide details of any proposed screening fencing. 9. Provide the number of beds proposed for the facility. Nej_qhborhood Associations — Brownwood Terrace Neighborhood Association, John Barrow Neighborhood Association Variance/Waivers: None requested. Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Additional right-of-way may required for realignment of Kanis Road. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. Kanis Road is projected to be realigned to lessen the curvature. Previous plans have been prepared for St. Andrews Church on the north side of Kanis Road. The engineer for that project should be contacted for an electronic copy of those plans. Provide a revised set of plans showing the Item # 14. realignment of Kanis Road in relation to your property. The street improvements will be required to be built to that realignment plan. 3. 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). 4. Storm water detention ordinance applies to this property. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway on Kanis Road should be at least 300 feet from Labelle Drive and 150 feet from the east property line. The width of driveway must not exceed 36 feet. 9. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On Labelle Drive, the lot must share a single driveway access centered on the property line with the lot to the south. The width of driveway must not exceed 36 feet. 10. If sidewalk does not exist on Labelle Drive, sidewalk and access ramps should be provided along the property's frontage on Labelle Drive. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road driveway complies with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: Approved as submitted. 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(s). Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Fire hydrants maybe required Department for additional information. County Planning: No comment. Contact the Little Rock Fire Item # 14. CATA: The site is located on CATA Bus Route #3, the Baptist Medical Center Route Parks and Recreation: No comment. Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Transition for this property. The applicant has asked to rezone the site from R-2, Single-family to Planned Office Development to allow the construction of a 12,100 square foot surgery center. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as 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 Kanis Road since it is a Minor Arterial. Labelle Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 John Barrow Neighborhood Action Plan. The Business and Commercial goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The property to the east and south is zoned residentially. Screening will be required along the eastern and southern perimeters. Screening materials must provide year round screening of at least six feet in height. The Commission may deem the southern screening not necessary due to the potential of the area being used as an office use in the future. 3. All the newly landscape areas must be irrigated with an automatic irrigation system. 4. The zoning buffer ordinance requires a land use buffer along the eastern property line a minimum of six percent of the average width of the property. Seventy percent (70%) of this area is to remain undisturbed. 5. The zoning buffer ordinance requires a land use buffer along the southern property line of a minimum of six percent of the average width of the property. Seventy percent (70%) of this area is to remain undisturbed. 6. The zoning buffer ordinance requires a street buffer along Kanis Road and Labelle Drive of six percent of the depth of the property and in no case less than half. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Item # 14. Additional Comment -- The Planning Commission and Board of Directors will no Ioner allow presentation boards to present materials. You must have all presentation material in a size that can be projected on the screen — a maximum size of 11 x 17 but preferably the material should be no larger than 8'/z b 14. 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, January 30, 2008. Item # 14. FILE NO.: Z-8296 NAME: Trice Surgery Center Short -form POD LOCATION: Located on the Southeast corner of Kanis Road and Labelle Drive DEVELOPER: Rickett Engineering, Inc. Mark E. Rickett, PE P.O. Box 242862 Little Rock, AR 72223 ENGINEER: Rickett Engineering, Inc. Mark E. Rickett, PE P.O. Box 242862 Little Rock, AR 72223 AREA: 1.99 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential Surgery Center FT. NEW STREET: 0 LF VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is requesting a rezoning of this 1.99 acre site from R-2, Single- family to Planned Office Development to allow the construction of a 18,375 square foot medical office/surgery center on the site. The site plan indicates the placement of 70 parking spaces to serve the center. The hours of operation are normal office hours or from 8:00 am to 6:00 pm Monday through Friday. There is no overnight stay proposed for the center. The site plan indicates the placement of a dumpster near the southwest corner of the building. A note indicates the dumpster will be serviced during daylight hours only. FILE NO.: Z-8296 (Cont. A monument sign is proposed consistent with signage allowed in office zones. Building signage is proposed on the facades fronting Kanis and Labelle Drive. B. EXISTING CONDITION The property has been cleared and there is a large drainage ditch running along the southern boundary of the property. The area to the east is a single-family home with a number of outbuildings. North of the site is a new church. Street improvements adjacent to the church along Kanis Road have been completed. Street improvements adjacent to this site have not been completed. Labelle Drive is a new residential street accessing the Kanis Village Subdivision. A number of new homes are in various stages of completion with a preliminary plat approved for the development of several hundred additional lots. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Brownwood Terrace Neighborhood Association, the John Barrow Neighborhood Association, all property owners located within 200 feet of the site and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Additional right-of-way may required for realignment of Kanis Road. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. Kanis Road is projected to be realigned to lessen the curvature. Previous plans have been prepared for St. Andrews Church on the north side of Kanis Road. The engineer for that project should be contacted for an electronic copy of those plans. Provide a revised set of plans showing the realignment of Kanis Road in relation to your property. The street improvements will be required to be built to that realignment plan. 3. 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). 4. Storm water detention ordinance applies to this property. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 2 FILE NO.: Z-8296 (Cont. 6. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 8. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The proposed driveway on Kanis Road should be at least 300 feet from Labelle Drive and 150 feet from the east property line. The width of driveway must not exceed 36 feet. 9. Driveway location does not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On Labelle Drive, the lot must share a single driveway access centered on the property line with the lot to the south. The width of driveway must not exceed 36 feet. 10. If sidewalk does not exist on Labelle Drive, sidewalk and access ramps should be provided along the property's frontage on Labelle Drive. 11. Provide a letter prepared by a registered engineer certifying the sight distance at the Kanis Road driveway complies with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : Approved as submitted. 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(s). Additional fire hydrant(s) may be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Fire hydrants maybe required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3, the Baptist Medical Center Route. K3 FILE NO.: Z-8296 (Cont. Parks and Recreation: No comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District_ The Land Use Plan shows Transition for this property. The applicant has asked to rezone the site from R-2, Single-family to Planned Office Development to allow the construction of a 12,100 square foot surgery center. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as 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 Kanis Road since it is a Minor Arterial. Labelle Drive is shown as a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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 John Barrow Neighborhood Action Plan. The Business and Commercial goal states: "To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses." Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The property to the east and south is zoned residentially. Screening will be required along the eastern and southern perimeters. Screening materials must provide year round screening of at least six feet in height. The Commission may deem the southern screening not necessary due to the potential of the area being used as an office use in the future. 3. All the newly landscape areas must be irrigated with an automatic irrigation system. 4. The zoning buffer ordinance requires a land use buffer along the eastern property line a minimum of six percent of the average width of the property. Seventy percent (70%) of this area is to remain undisturbed. ld FILE NO.: Z-8296 (Cont. 5. The zoning buffer ordinance requires a land use buffer along the southern property line of a minimum of six percent of the average width of the property. Seventy percent (70%) of this area is to remain undisturbed. 6. The zoning buffer ordinance requires a street buffer along Kanis Road and Labelle Drive of six percent of the depth of the property and in no case less than half. 7. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2008) Mr. Mark Rickett was present representing the request. Staff presented an overview of the proposed development stating there were a number of outstanding technical issues associated with the request. Staff requested the applicant provide the days and hours of operation, the number of staff, the number of beds, the proposed signage plan, the maximum building height and details of any proposed screening fence. Public Works comments were addressed. Staff stated Kanis Road was a minor arterial and right of way dedication to 45-feet from centerline was required. Staff also stated the design of Kanis Road had been established and the road was shifting from the current location. Staff stated the driveway locations did not meet typical ordinance standards. Staff also stated a letter prepared by a certified engineer verifying the sight distance was adequate along Kanis Road to comply with AASHTO Green Book standards was required. Landscaping comments were addressed. Staff stated properties to the east and south were zoned residentially which would require the placement of screening and a land use buffer. Staff noted 70 percent of the land use buffer was to remain undisturbed. Staff also stated the street buffer along Kanis Road and Labelle Drive should be a minimum of six percent of the depth of the property and in no case less than one-half. Staff noted comments provided by the various other departments and agencies stating if there were specific concerns the applicant should contact the agency directly. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the January 24, 2008, Subdivision Committee meeting. The revised site plan has relocated the dumpster and air conditioning condensing units away from the residentially zoned property to the east. The applicant has also 5 FILE NO.: Z-8296 (Cont. provided the days and hours of operation, the proposed signage plan, the maximum building height and details of any proposed screening fence. The applicant has indicated there will be one doctor and eight staff for the facility. The site plan indicates the placement of a screening fence along the southern and eastern perimeters of the site. The site plan also indicates the placement of landscape buffers as typically require per the zoning and landscape ordinances. A 15-foot landscape buffer is located along the southern perimeter and a 25-foot landscape strip is located along the eastern perimeter. A screening fence is proposed along the southern and eastern perimeters adjacent to the residentially zoned property. The revised site plan has not provided the new alignment of Kanis Road showing centerline, curb, gutter, and sidewalks. The drives have been redesigned to allow for a shared drive along the southern property line of Labelle Drive and the drive located along Kanis Road is situated midway between the eastern property line and Labelle Drive. The site plan indicates the placement of 70 parking spaces. Typically parking is based on the number of doctors serving a medical office. The applicant has indicated one doctor and eight staff. The parking required for a medical office facility would typically be six parking spaces. The indicated parking is more than adequate to serve the development. The hours of operation are normal office hours or from 8:00 am to 6:00 pm Monday through Friday. There is no overnight stay proposed for the center. The site plan indicates the placement of a dumpster near the southwest corner of the building. A note indicates the dumpster will be serviced during daylight hours only. A monument sign is proposed consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Building signage is proposed on the facades fronting Kanis and Labelle Drive with a maximum sign area of ten percent of the total fagade area. The site plan indicates a total lot area of 86,684 square feet and a total building area of 18,375 square feet or 21.2 percent of the site. The parking area encompasses 78.8 percent of the site and landscaping 22.3 percent of the site. A total of 4,671 square feet of interior landscaping has been provided resulting in 24.2 percent of the site area being landscaped. Due to unresolved issues staff cannot recommend the application moving forwarded as proposed. Although staff is generally supportive of an office use and a surgery center located on the site, staff feels the applicant should provide a site plan which includes the new alignment of Kanis Road showing centerline, curb, gutter, and sidewalks. Staff recommends this issue be resolved prior to the Commission acting on the request. FILE NO.: Z-8296 (Cont. STAFF RECOMMENDATIONS: Staff recommends the applicant provide a site plan which includes the new alignment of Kanis Road showing centerline, curb, gutter, and sidewalks prior to the Commission acting on the request. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2008) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had addressed staffs concerns related to the street design and the sight distance concerns previously raised. Staff stated the revised site plan indicated the alignment of Kanis Road to conform to the previously approved plans for the realignment of Kanis Road. Staff stated the drive located on Kanis Road had been removed to eliminate any sight distance concerns. Staff stated to their knowledge there are no remaining outstanding technical issues associated with the request. Staff presented 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. There was no further discussion of the item. presented by staff on the consent agenda 0 noes and 3 absent. A motion was made to approve the item as The motion carried by a vote of 8 ayes, 7