From
Chris Hartmann
Title
S160401 - Site Plan - Stretch Medical Plaza (Desco and Carrier) (City Council District 1). Approve a site plan to construct and operate a single story 3,700 square feet medical office facility. The 0.620 acre property, generally located at the southwest corner of Desco Lane and South Carrier Parkway, is zoned (PD 12) Planned Development 12 District and is within the SH 161 Corridor Overlay District. The owner is Chase Debaun, AeroFirma Corp. (On April 4, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approval
Analysis
SUMMARY:
Consider a request to approve a Site Plan authorizing the development of a one story, 3,710 square foot medical office facility. The 0.620-acre property, generally located southwest of Desco Lane and South Carrier Parkway, is zoned Planned Development 12 (PD 12) district and is within the S.H. 161 Corridor Overlay District. ---David Nicklas Addition, Block 2, Lot 2
ADJACENT LAND USES AND ACCESS:
North - The property directly north of Desco Lane is zoned PD-12, is partially developed for fast-food restaurant and future offices, retail, and services type uses.
South - Directly south of the subject property is a vacant tract also zoned PD-12.
East - East of the subject property is S. Carrier Parkway, classified on the Master Transportation Plan as a (P6D) principal arterial six-lane divided roadway. Farther east is a Single Family Four (SF-4) zoned detached housing development.
West - Directly west of the subject property, on either side of Desco Lane respectively, are an attached townhome development and the Landings Apartments.
PURPOSE OF REQUEST:
Chase Debaun, the property owner and applicant, respectively, seek City Council approval of a Site Plan application in order obtain authorization to develop a 0.620 acre property located at the southwest hard corner of S. Carrier Parkway and Desco Lane. The proposal includes the construction of a new 3,710 one-story medical office facility, concrete parking and, concrete drive aisles, a masonry dumpster enclosure, and landscape improvements.
CHARACTERISTICS AND FUNCTION:
Use:
The applicant seeks to construct and operate a 3,710 single-story medical office facility. The proposal also includes the construction a dumpster enclosure, concrete parking & drive aisles, and landscape improvements. Staff understands that a medical office is proposing to lease the majority of the building upon completion of the project.
The subject property’s underlying zoning, PD-12, allows for all uses permitted in the General Retail (GR) District of the UDC. In accordance with Article 4 of the Unified Development Code (UDC), office, retail sales and services uses are uses that are permitted by right in the General Retail (GR) District. Further, Section 16.2.1 of the Article 16 of the UDC, stipulates that site plan approval is required whenever a project is located within a Planned Development Zone District (PD-12 in this case) and/or a designated Corridor Overlay District. As such, the development must meet the minimum requirements prescribed in the UDC for the property’s underlying zoning district classification, as applicable, and adhere to the additional architectural standards specified in Appendix F: Corridor Overlay District Standards of the UDC.
Lot & Dimensional Standards:
The subject property is zoned PD-12 with General Retail (GR) District standards. The following table provides detailed dimensional requirement information. As proposed, the development meets or exceeds all minimum lot & dimensional standards.
|
Ordinance Provision |
GR Zone District Standards |
Proposed Conditions |
Meets |
|
Min. Lot Size |
5,000 sq. ft. |
0.620 acres |
Yes |
|
Min. Lot Width |
50 ft. |
Approx. 160 ft. |
Yes |
|
Min. Lot Depth |
100 ft. |
Approx. 170 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
35 ft. @ S. Carrier Pkwy |
Yes |
|
Internal Side Yard |
10 ft. |
90 ft. @ north side 19.5 ft. @south side |
Yes |
|
Rear Yard Setback |
0 ft |
Approx. 52 ft. |
Yes |
|
Bldg. Separation |
|
N/A |
N/A |
|
Bldg. Height |
25 ft. |
25 ft. to top plate |
Yes |
|
Bldg. Coverage |
1:1 Floor Area Ratio |
035:1 % |
Yes |
|
Paving Type |
Concrete or Equivalent |
Concrete |
Yes |
Access and Parking:
Access to the subject property will be from one proposed driveway from Desco Lane extending through adjacent properties to serve as a mutual access points for future medical-office developments to the west and eventually connecting back to Desco Lane and possible S. Carrier Parkway to the south. Parking requirements are based on the use of the facility. For example, medical office uses require more parking than general office uses and restaurant uses typically require more parking than straight sales/services uses. Below is a list of uses and the amount of parking needed if the entire building were to be a single use. In this case, the proposed 3,500 sq. ft. building would require 18 parking spaces. However, as currently proposed the parking standards are met.
|
Proposed Use/Parking |
Parking Rate/soft |
Required |
Proposed |
Meets |
|
|
|
|
|
|
|
Medical Office |
1/200 |
19 |
34 |
Yes |
|
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|
|
|
|
|
|
|
|
|
|
Building Elevations - Articulation and Masonry Standards:
The medical facility is proposed to be clad in 100% masonry materials, excluding doors, windows, and the parapet cornice features. The applicant proposes using a veneer-wall construction utilizing a mix of integral-colored earth toned concrete simulated stone (cast stone) and thin brick. The exterior shall be primarily a mixture of brick and stone throughout with 88% masonry and 12% Stucco accent. The building includes a covered arcade along the entire front (east) façade as well as towered front entrance with a 6:12 pitched roof. The building also features undulating parapet walls on all four facades that provide vertical articulation and interest to the building.
|
Section 2 of Appendix F: Provision |
Standard |
Proposed Conditions |
Meets |
|
Masonry/Stucco |
100 %/20% |
Overall 88%/12% |
Yes |
|
Front Façade Stone (Carrier Pkwy Street Side) |
25% or more |
> 25% |
Yes |
|
Front Façade Stone (DescoLane) |
25% or more |
> 25% |
Yes |
|
Accent Stone (Carrier Pkwy) |
25% or more or other architectural features |
|
Yes |
|
Accent Stone (Desco Lane) |
25% or more or other architectural features |
|
Yes |
|
Architectural Elements Façade Materials |
All Primary Facades shall have a distinct base, field wall and parapet w/cornice |
All Primary Facades shall have a distinct base, field wall and parapet w/cornice |
No |
|
Architectural Elements Arcades, covered walkways, awnings, canopies or porticos |
Required along 50% of the primary façade |
East façade includes covered arcade along entire façade None on south facade |
Yes No |
|
Architectural Elements Windows (Glazing) |
Required along 25 % of primary façade |
Approx. 22% on Carrier Pkwy side facade |
No No |
|
Roof Profile w/articulated public entrance |
Curvilinear roof or two/more roof slopes |
Tower element w/6:12 roof pitch and parapet walls |
Yes |
Landscape and Screening:
The landscape and screening requirements of the subject site are governed by the PD-12, Article 8 (as General Retail) of the UDC, and Section 4 of Appendix F of the UDC as shown below.
|
Ordinance Provision |
Standards |
Existing/Proposed Conditions |
Meets |
|
Minimum Landscape Area (5%) |
1,350 sq. ft. |
8,696 sq. ft. /31% provided |
Yes |
|
Parking Lot/Drive Aisle Buffer |
30 feet |
Matched development to north |
No |
|
Parking Lot Hedgerow |
36’ Hedgerow, Berm, or wall |
36” Hedgerow |
Yes/No |
|
Required Number of Total Trees (1/500 sq.ft.) |
10 trees |
14 trees |
Yes |
|
Street Trees: |
1 tree/25 to 50 l.f. |
Provided |
Yes |
|
Parking Lot Trees: |
1 tree/20 spaces |
Provided |
Yes |
|
All trees are minimum 3 in. caliper |
|
|
Yes |
|
All parking lot islands minimum 5 ft. wide |
|
|
Yes |
|
Sidewalk Along Roads |
|
Existing 4 ft. wide along Carrier Pkwy |
Yes/Not on Desco |
|
Fence (Adjacent to Residential) |
|
|
N/A |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Dumpster Enclosure:
The applicant is proposed to build a 12’ X 12’ (inside dimension) masonry dumpster enclosure that will be clad in the same masonry materials as the medical office. The enclosure conforms to city standards.
Outdoor Display:
The applicant is not proposing to have any outdoor storage of product or materials.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Multi-Family Uses on the Future Land Use Map (FLUM). The proposal is inconsistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
APPEALS BY OWNER/APPLICANT:
• Accent masonry minimum field wall requirement.
• Window minimum 25% wall requirement.
RECOMMENDATION:
Development Review Committee recommends approval of the request.