HomeMy WebLinkAboutZ-8730 Staff AnalysisITEM NO.: 8. Z-8
NAME: Stonebriar Imaging Short -form PCD
LOCATION: located at 3924 West Markham Street
Planning Staff Comments:
1. Provide notification of 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 December 21, 2011. The Office of
Planning and Development must receive the proof of notice no later than December
30, 2011.
2. The property is located in the Hillcrest Design Overlay District. The setbacks are to
comply with the underlying zoning district. The street side setbacks are to be 25-feet
and the rear and side setbacks 15-feet. The plan as indicated indicates the street
side setbacks of 20-feet, the rear yard setback of 56-feet and the side yard of 10.12-
feet.
3. Does the request include the maintenance of the C-3, General Commercial District
uses as allowable uses for the site?
4. The DOD states wall projections or recesses a minimum of three feet deep and a
minimum of twenty contiguous feet not to extend over twenty percent of the fagade
shall be required. Arcades, display windows, entry areas or awnings shall exist
along at least sixty percent of the fagade.
5. Signage allowed in the DOD is consistent with signage allowed in office zones or a
maximum of 6-feet in height and 64-square feet in area.
6. The maximum building height allowed per the DOD is 39-feet measured from the
grade plane to the ridge -line of the highest roof surface or parapet wall.
7. Parking in the DOD is allowed at 50-percent of the typical standard per the zoning
ordinance. Based on the total square footage of the office building 3-parking spaces
are required. The site plan indicates the placement of 13-parking spaces.
Variance/Waivers: None requested.
Public Works Conditions:
1. Markham Street is classified on the Master Street Plan as a minor arterial with
special design standards. A dedication of right-of-way 35 feet from centerline will be
required.
2. Cedar Street is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
3. A 20 foot radial dedication of right-of-way is required at the intersection of West
Markham Street and Cedar Street.
4. With site development, provide the design of the street conforming to the Master
Street Plan. Construct one-half street improvement to Cedar Street including 5-foot
sidewalks with the planned development. The existing location of the curb and
gutter should be maintained.
Item # 8.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
6. 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).
7. Measures to control the increase in stormwater runoff from the increased impervious
surface should be implemented to not damage adjacent property.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: Ali Central Arkansas Water requirements in effect at the time
of request for water service must be met. 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. Please submit plans for water facilities and/or fire protection
systems to Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Center Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. If there are
facilities that need to be adjusted and/or relocated contact Central Arkansas Water.
That work would be done at the expense of the developer. Due to the nature of the
facility, installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be installed prior
to the first point of use. Central Arkansas Water requires that upon installation of the
RPZ assembly, successful tests of the assembly must be completed by a Certified
Assembly Tester licensed in the State of Arkansas and approved by Central Arkansas
Water. The test results must be sent to Central Arkansas Water's Cross Connection
Section within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Place fire hydrants per code. Maintain access at least 20-feet wide.
Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route # 5 — the West Markham route.
Parks and Recreation: No comment received.
Item # 8.
Planning Division: This request is located in the Heights/Hillcrest Planning District. The
Land Use Plan shows Office (0) for this property. Office allows services provided
directly to consumers as well as general offices, which support more basic economic
activities. The applicant has applied for a rezoning from C-3, General Commercial to
PCD (Planned Commercial Development) to allow for construction of a new MRI clinic.
The site is within the Hillcrest Design Overlay District.
Master Street Plan: West Markham Street is a Minor Arterial and Cedar Street is a
Collector. 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
West Markham Street since it is a Minor Arterial. 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 is a Class III Bike Route shown along Cedar Street. Bike Routes
require no additional right-of-way or pavement markings, but signage to identify and
direct the route.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. The zoning ordinance requires a six foot nine inch wide (6-9") land use buffer along
the northern property line next to the residentially zoned property. This area is to
remain undisturbed. If ample evergreen vegetation is not present then additional
evergreen trees and evergreen shrubs will be required in conjunction with this
application.
3. A six foot (6) high opaque screen, either a wooden fence with its face side directed
outward, a wall or dense evergreen planting, is required along the northern property
line next to the residentially zoned property. The dense evergreen plantings may
suffice for screening, in that, it must screen year around.
4. The zoning ordinance requires a six foot nine inch (6-9") wide street buffer along
West Markham Street. The current proposal reflects parking within this area.
5. The landscape ordinance requires a minimum nine -foot wide (9') landscape
perimeter around the sites entirety. A variance from this minimal amount will require
approval from the City Beautiful Commission prior to the issuance of a building
permit. This site is located within the designated mature area of the City; therefore,
this amount can be reduced to six foot nine inches (69").
6. A small amount of building landscaping will be required.
7. 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 properly preserving trees of six (6) inch caliper or larger.
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, December 14, 2011.
Item # 8.
FILE NO_: Z-8730
NAME: Stonebriar Imaging Short -form PCD
LOCATION: Located at 3924 West Markham Street
DEVELOPER:
Phillip Clifford
3550 Parkwood, Suite C-302
Frisco, TX 75034
FNC;INFFR-
Crafton Tull
10825 Financial Center Parkway
Little Rock, AR 72211
AREA:.335 acres
CURRENT ZONING
ALLOWED USES
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 1
C-3, General Commercial District
Retail
PCD
FT. NEW STREET: 0 LF
MRI clinic, Clinic (maximum of 2 doctors) and General and
Professional Office — Hillcrest Design Overlay District
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to construct a new imaging center (MRI) at 3924 West
Markham Street. The site contains .335 acres, is located at the corner of Cedar
and West Markham Streets, and is currently zoned C-3, General Commercial
District. The site has been previously developed and the new development will
require that the existing building be demolished. The parking lot will take access
from West Markham Street and provide parking for 11 cars. There is no
dumpster planned for this development. The building is a one-story building with
a maximum building height of 35-feet. The building will be brick and stone with a
pitched roof with residential shingles. The existing alley will remain as is. The
FILE NO.: Z-8730 (Cont.
request includes the allowance of a clinic with a maximum of two doctors and
general and professional office uses as allowable alternative uses for the site.
B. EXISTING CONDITIONS:
This section of West Markham Street has developed with office and commercial
uses. The site contains a vacant building which was previously a medical office.
Across North Cedar Street is an office use and south of the site, across West
Markham Street, is a Walgreen's Drug Store. The area to the north and east are
primarily residential uses. Other uses in the area include the UAMS and VA
medical centers, a fire station and fast food restaurants.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
property owners. All property owners located within 200-feet of the site, Capitol
View Stifft Station Neighborhood Association and the Hillcrest Residents
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Markham Street is classified on the Master Street Plan as a minor arterial with
special design standards. A dedication of right-of-way 35 feet from centerline
will be required.
2. Cedar Street is classified on the Master Street Plan as a collector street. A
dedication of right-of-way 30 feet from centerline will be required.
3. A 20-foot radial dedication of right-of-way is required at the intersection of
West Markham Street and Cedar Street.
4. With site development, provide the design of the street conforming to the
Master Street Plan. Construct one-half street improvement to Cedar Street
including 5-foot sidewalk with the planned development. The existing location
of the curb and gutter should be maintained.
5. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
6. 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).
7. Measures to control the increase in stormwater runoff from the increased
impervious surface should be implemented to not damage adjacent property.
2
FILE NO.: Z-8730 (Cont.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer 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. 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. Please submit plans
for water facilities and/or fire protection systems to Central Arkansas Water for
review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire
service. Approval of plans by the Arkansas Department of Health Engineering
Division and the Little Rock Fire Department is required. Contact Central
Arkansas Water regarding the size and location of the water meter. If there are
facilities that need to be adjusted and/or relocated contact Central Arkansas
Water. That work would be done at the expense of the developer. Due to the
nature of the facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZ assembly, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed in the
State of Arkansas and approved by Central Arkansas Water. The test results
must be sent to Central Arkansas Water's Cross Connection Section within ten
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Place fire hydrants per code. Maintain access at least 20-feet
wide. Contact the Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: The site is located near CATA Bus Route # 5 — the West Markham route.
Parks and Recreation: No comment received.
3
FILE NO.: Z-8730 Cont.
F. IS S U ESTTECH N I CAL./DESIGN :
Planning Division: This request is located in the Heights/Hillcrest Planning
District. The Land Use Plan shows Office (0) for this property. Office allows
services provided directly to consumers as well as general offices, which support
more basic economic activities. The applicant has applied for a rezoning from
C-3, General Commercial to PCD (Planned Commercial Development) to allow
for construction of a new MRI clinic. The site is within the Hillcrest Design
Overlay District.
Master Street Plan: West Markham Street is a Minor Arterial and Cedar Street is
a Collector. 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 West Markham Street since it is a Minor Arterial. 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 is a Class III Bike Route shown along Cedar Street. Bike
Routes require no additional right-of-way or pavement markings, but signage to
identify and direct the route.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The zoning ordinance requires a six foot nine inch wide (6'-9") land use buffer
along the northern property line next to the residentially zoned property. This
area is to remain undisturbed. If ample evergreen vegetation is not present
then additional evergreen trees and evergreen shrubs will be required in
conjunction with this application.
3. A six foot (6') high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen planting, is required along the
northern property line next to the residentially zoned property. The dense
evergreen plantings may suffice for screening, in that, it must screen year
around.
4. The zoning ordinance requires a six foot nine inch (6'-9") wide street buffer
along West Markham Street. The current proposal reflects parking within.this
area.
5. The landscape ordinance requires a minimum nine -foot wide (9') landscape
perimeter around the sites entirety. A variance from this minimal amount will
require approval from the City Beautiful Commission prior to the issuance of a
building permit. This site is located within the designated mature area of the
City; therefore, this amount can be reduced to six foot nine inches (69").
4
FILE NO.: Z-8730 (Cont.
6. A small amount of building landscaping will be required.
7. 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 properly preserving trees of six (6) inch
caliper or larger.
G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2011)
Mr. Frank Riggins was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues
associated with the request. Staff stated the property was located in the Hillcrest
Design Overlay District and there were a few areas the proposed development
did not comply with the typical DOD standards. Staff questioned if the request
was for a MRI clinic or was the applicant also requesting to maintain the C-3,
General Commercial District uses as allowable alternate uses.
Public Works comments were addressed. Staff stated West Markham Street
was classified on the Master Street Plan as a minor arterial. Staff stated
dedication of right of way 35-feet from centerline was required. Staff stated a
20-foot radial dedication was required at the intersection of West Markham and
Cedar Streets and a dedication of right of way to 30-feet from centerline was
required on Cedar Street. Staff stated measures to control stormwater runoff
from the increased impervious surface should be implemented to not damage
adjacent property.
Landscaping comments were addressed. Staff stated since the site was located
in the Designated Mature Area of the City the zoning buffer ordinance and the
landscape ordinance required the placement of a perimeter landscape strip of six
feet nine inches. Staff stated a screening fence was required along the northern
perimeter adjacent to the residentially used property. Staff stated two of the
parking spaces along West Markham Street should be removed to allow for the
minimum street buffer.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
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 and cover letter to staff addressing
the issues raised at the December 8, 2011, Subdivision Committee meeting. The
applicant has limited the proposed use and future uses of the building, indicated
the required street buffer along West Markham Street and noted screening will
be installed along the northern perimeter.
5
FILE NO.: Z-8730
The property is located in the Hillcrest Design Overlay District. The DOD has
specific development criteria related to signage, setback and parking. The
proposal includes the removal of the existing non-residential building and the
construction of a new imaging center (MRI) center. The building is proposed
containing 3,181 square feet. The site plan indicates the placement of
11 parking spaces. The parking lot will take access from West Markham Street.
The building is a single story building with a maximum height of 35-feet. The
building will be brick and stone with a pitched roof with residential shingles.
The DOD states the building setbacks are to comply with the underlying zoning
district but may align with adjacent structures. The street side setbacks (West
Markham and Cedar Street) are to be 25-feet and the rear and side yard
setbacks are to be 15-feet. The plan indicates the Cedar Street setback as
20-feet and the West Markham Street setback as 11.54 feet. The eastern (rear
yard) is indicated at 56-feet and the northern (side yard) setback is 10.12-feet.
The building appears to align with the structure located to the north of the site.
The building has a larger setback along West Markham Street than the adjacent
structure.
The DOD states signage is to be consistent with signage allowed in office zones
or a maximum of 6-feet in height and 64-square feet in area. The applicant has
indicated ground signage will comply with the typical DOD standard. The
building signage will be limited to a maximum of ten percent of the facade area
abutting the public streets.
The request includes the allowance of a clinic (medical, dental or optical) with a
maximum of two (2) doctors and general and professional office uses as
allowable alternative uses for the site. If the site were to redevelop as a medical
clinic with two (2) doctors the zoning ordinance would typically require the
placement of twelve (12) parking spaces. If the site were developed as a general
or professional office seven (7) parking spaces would be required. Parking in the
DOD however is allowed at 50-percent of the typical standard per the zoning
ordinance. Per the DOD based on the total square footage of the office building
three (3) parking spaces are required and based on two (2) doctors six (6)
parking spaces are required.
The DOD states wall projections or recesses a minimum of three feet deep and a
minimum of twenty contiguous feet not to extend over twenty percent of the
facade shall be required. Arcades, display windows, entry areas or awnings shall
exist along at least sixty percent of the facade. The applicant has indicated the
development will comply with this typical DOD standard.
There is no dumpster planned for this development. The existing alley will
remain as currently exist.
Z-8730 (Cont.
Staff is supportive of the request. Although there are variations from the typical
DOD standards staff does not feel these variations are significant enough to
adversely impact the development or the area. The variations are from typical
building setbacks along the southern perimeter and the allowance of parking in
excess of typical ordinance standards. Staff does not feel the reduction in the
street side setbacks is significant enough to impact the development or vehicular
movement along the streets. Along the northern perimeter a screening fence
along with the required landscaping will be installed to aid in softening the
impact.
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.
PLANNING COMMISSION ACTION: (JANUARY 5, 2012)
The applicant was present. There was one registered objector 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.
Mr. Frank Riggins addressed the Commission on the merits of the request. He stated
the existing commercial structure would be removed with the proposed development.
He stated the development was a low intensity use and he felt the use was a good and
proper use for the site. He stated the proposed site plan would reduce the building
square footage and paved areas on the site. He stated the building would be
constructed with characteristics of the homes in the neighborhood. He stated the
maximum building height would be 27.5 feet. He stated the site plan indicated
11 parking spaces and a substantial amount of green space and landscaping.
He stated the plan was to take access from West Markham Street and remove the
driveway on Cedar Street.
Ms. E. K. Franklin addressed the Commission in opposition of the request. She stated
she had provided staff with information. She questioned if the Commission had
received the information and if the Commission had a chance to review the information.
Chairman Ferstl stated staff had provided them with two letters of opposition and with
her follow-up e-mail containing the crime statistics in the area.
Ms. Franklin stated non-residential development should not include '/2 block
development but should include the entire block. She stated a good example was to
look to the west to see how Y2 block development impacted the residential units in the
rl
FILE NO.: Z-8730 (Cont.
area. Ms. Frankiin stated the non-residential development should include property from
West Markham Street up to the area where if A Street extended over to Pine/Cedar and
possible Elm Streets. She stated there were a number of lots available in the area.
She stated most of the homes within this area were rental units with very few owner
occupied units. She stated to the south of the site was UAMS property with the
exception of the drug store. She stated she was concerned with the placement of the
driveway on West Markham Street. She stated if the patients missed the driveway they
would be forced to travel through the neighborhood. She stated the alley was also a
concern. She stated the alley had a lot of foot traffic and had been a hang-out in the
past. She requested the Commission deny the request and not allow Y2 block
development in the area.
Mr. Riggins addressed the Commission stating there would not be a fence placed along
the alley_ He stated landscaping would be placed in this area. He stated the
development was a low impact development with a low traffic volume. He stated the
development was limited to two doctors and general and professional office uses. He
stated the business hours would be typical business hours 8 am to 5 pm or 8 am to
6 pm. He stated there would not be a dumpster located on site. He stated he felt the
development was a good use for the property.
There was a general discussion by the Commission concerning the existing zoning and
the allowable uses. The Commission stated there were a number of uses, which could
locate on the site under the current C-3, General Commercial zoning district which were
more intrusive than the proposed MRI clinic. The Commission questioned the number
of patients the facility would serve in a typical day. Mr. Riggins stated he could not
answer that question because he was not familiar with the length of visits per patient.
Commissioner Rector stated the Commission was charged with reviewing the proposal
that was before them. He stated he felt the proposed development was an
improvement over the existing building and previous use.
The Chair entertained a motion for approval of the item as presented by staff.
The motion carried by a vote of 7 ayes, 0 noes and 4 absent.
E:7