From
Chris Hartmann
Title
S141202 - Site Plan - 4126 S Carrier Pkwy (City Council District 1). Consider a request to approve a Site Plan to construct a 6,537 sf emergency clinic. The subject property, addressed as 4126 S. Carrier Pkwy and zoned PD-173, is general located west of S. Carrier and south of I-20. The agent is Chad Suitonu, PMRG, the applicant is Josh Millsap, Bury, Inc., and the owner is Travis Molis, Albertson's, LLC. (On December 1, 2014, the Planning and Zoning Commission tabled this case by a vote of 8-0; on December 9, 2014 the City Council tabled this item to the January 20, 2015 meeting. The case has subsequently been withdrawn by the applicant.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Table
Analysis
SUMMARY:
Consider a request to approve a Site Plan to construct a 6,537 sq.ft. emergency clinic. The subject property, addressed as 4126 S. Carrier Pkwy and zoned PD-173, is general located west of S. Carrier and south of I-20. The property is located in City Council District No. 3.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD-173 (commercial, office) |
Retail Sales & Service |
|
South |
PD-173(commercial, office) |
Retail Sales & Service |
|
East |
PD-173(commercial, office) |
S. Carrier Pkwy (P6D) and Retail Sales & Service |
|
West |
PD-173 (commercial, office) |
Retail Sales & Service |
Access to the site is primarily gained from S. Carrier Parkway at an existing driveway access located approximately 350 feet south (centerline to centerline) of the Westchester Drive and the S. Carrier Parkway intersection. Access can also be gained to the site via internal drive aisles within the Westchester Market, a retail sales and service center anchored by Albertsons grocery store.
PURPOSE OF REQUEST:
The applicant is seeking City Council approval of a proposed site plan to construct and operate a 6,537 sq. ft. 24-hour emergency clinic on 0.544 acres. The subject property is zoned Planned Development 173 (PD-173) for commercial and office uses. The property is not located within any corridor overlay district.
In accordance with Section 16.2.1 of the Article 16 of the Unified Development Code (UDC), site plan approval is required whenever a project is located within a Planned Development District. The purpose of the site plan approval is to ensure full compliance with the regulations and standards of the Unified Development Code and Planned Development 173 (PD-173).
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Use
The clinic, doing business as First Choice Emergency Clinic, is, according to the company’s website, a freestanding emergency room facility that delivers major and minor emergency medical services for adult and pediatric emergencies. The facility will be open 24/7 365 days per year, but does not receive incoming ambulance traffic. The facility will have fully equipped emergency rooms with state of the art diagnostic technology (CT Scanners, Ultrasound, Digital X-ray) and on-site labs. The clinic will be staffed with board-certified emergency physicians and emergency trained registered nurses. In addition, as provided by the applicant, the clinic is an out-patient facility only and will not have any overnight patients. The proposed use is a permissible use within the PD-173.
Site
The proposed clinic is to be sited at the southeast corner of the existing Albertsons parking lot located within the Westchester Market. The 0.544 clinic site will consist of a 6,537 square foot building, 33 parking spaces and access drives aisles and easements (per the required replat), a dumpster enclosure, landscape islands and landscaping. The applicant has submitted a Replat, Westchester Commercial, being processed concurrent with this application, to legally create the above noted lot and required access, drainage, and utility easements. The new lot meets the minimum dimensional requirements except for the required minimum front setback. While the clinic structure itself meets the minimum setback standards, a canopy structure is proposed to be attached to the building and will be within eight (8) feet of the front property line. An appeal of this standard is necessary. All other dimensional standards are met.
Building
The clinic building is proposed to be an approximately 23-foot tall, single-story structure that incorporates many modern angular design elements, including a flat roof (w/ 9-foot parapet walls) and a 36-foot tall angular tower element that accents the front entrance. The structure also includes a 20-foot front canopy and a12-foot rear canopy. The geometric exterior facades, less windows and doors, are constructed primarily of masonry materials (75% brick and 7% synthetic stone). The building also includes two aluminum composite architectural panel elements (10% metal) running from grade to approximately two-feet above the parapet wall. The back elevation includes 8% stucco. Due to the use of the 18% non-masonry materials (10% metal and 8% stucco), an appeal of the 100% masonry requirement is necessary.
Parking
Required parking, based on existing and anticipated (for vacant space) uses for the Westchester Market, including Albertsons, is currently 631 parking spaces. The proposed clinic needs 33 parking spaces based on a one parking space per 200 square feet calculation. With the addition of the clinic’s required parking spaces, the total number of parking spaces needed for Westchester Market is 664 parking spaces. Finally, Westchester Market, with the inclusion of the clinic, will have a total 691 parking spaces, which exceeds the minimum parking standard. A parking calculations summary, provided by the applicant, is included in the case file and public hearing packets. All parking standards are met.
Landscaping
A Landscape Plan was submitted that meets the UDC requirements. The minimum landscape area required is 5%, and the landscape area provided is 5% of the site area. The trees provided are Cedar Elm. All landscaping standards are met.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Commercial, Retail, and Office Uses on the Future Land Use Plan (FLUM). This use is in conformance with the Future Land Use Map of the 2010 Comprehensive Plan.
REQUESTED APPEALS BY APPLICANT:
1. Front Setback - The applicant is requesting a reduction of the front setback of 25 feet to 8 feet to accommodate the proposed front canopy.
2. Masonry Reduction - The applicant is requesting a masonry reduction from 100% to 82% to allow for 10% metal accent on the front of the building and 8% stucco on the back of the building
RECOMMENDATION:
Since the applicant is requesting the above noted appeals, the Development Review Committee is not able to recommend full approval of this case.