I. Planning Commission CITY OF SILOAM SPRINGS PLANNING COMMISSION (Special-Called) Tuesday, March 24, 2015 at 4:00 p.m. City Administration Building 400 N. Broadway AGENDA A. Call to Order B. Roll Call C. Approval of Minutes of the Regular Meeting of March 10, 2015 D. Development Permit Approval 1. Significant Development Permit, SD15-05 3700 Block of Hwy. 412 East To the Board of Directors on April 7, 2015 (412 East Medical Group, LLC Doug Allen) Geoffrey Bates, PE Bates & Associates E. Adjourn the Planning Commission
STAFF REPORT MEMORANDUM TO: PLANNING COMMISSION FROM: BEN RHOADS, AICP, SENIOR PLANNER DATE: FEBRUARY 23, 2015 PLANNING COMMISSION REVIEW: SPECIAL-CALLED MEETING: MARCH 24, 2015 BOARD OF DIRECTORS REVIEW: APRIL 07, 2015 RE: SD15-05 SIGNIFICANT DEVELOPMENT PERMIT APPLICANT/OWNER: CALE PROPERTIES, LLC AGENT: BATES AND ASSOCIATES. GEOFF BATES & JASON YOUNG SUBJECT PROPERTY ADDRESS 3700 BLOCK OF HWY. 412 E. PROJECT INTENT The applicant requests to construct a 10,637 sq. ft. medical center on Tract B of Cale Commercial Subdivision East, east of Lowe s Home Improvement Store. INTERNET MAP INFORMATION Planning staff created a map on Google Maps 2015. The link is below: http://goo.gl/b40q0o EXISTING LAND USE EXISTING ZONING Vacant/ Agricultural District (Roadway Commercial) SURROUNDING LAND USE SURROUNDING ZONING North: Vacant/ Agricultural North: District (Roadway Commercial) South: Commercial South: I-1 District (Industrial) East: Vacant/ Agricultural East: A-1 District (Agricultural) West: Vacant/ Agricultural West: District (Roadway Commercial) ZONING USE UNIT CONSISTENCY Large medical centers facilities fall within Use Unit 14 (Large Government, religious, or healthcare facility). Use Unit 14 uses are permitted as an allowed use in the zone district. 3/17/2015 P.N. 03-00562-006 1
LOT STANDARDS CONSISTENCY The applicant s proposal appears to meet the minimum lot usage requirements of the District. MINIMUM () ZONING REQUIREMENTS SUBJECT PROPERTY PROPOSAL Lot Area: 8,000 sq. ft. 1.60 acres* Lot Width: 80 ft. 316 ft. (approx.) Maximum Lot Coverage: 85 % 68 % (approx.) Maximum Floor to Area Ratio: 0.60 (60 %) 15.3 % (approx.) *Note: This lot was recently created via a final plat, Ref.FP14-03. PARKING STANDARDS CONSISTENCY According to Municipal Code Sec. 102-75(1)(a)(6), parking is calculated by the total square footage of the professional office, at 1 parking stall for every 200 square feet of floor area. USE TYPE REQUIRED PARKING* EXISTING PARKING PROPOSED PARKING* PARKING SURPLUS Professional Office 56 0 64 8 *Includes both standard and ADA accessible spaces. STAFF DISCUSSION The applicant is requesting a significant development permit to construct a 10,637 sq. ft. medical clinic. The proposal is the first development occurring inside the newly approved final plat, east of the Lowe s Home Improvement Store. This same plat also involves a partnership with the developer to construct the first 300 linear feet of a north/south street, heretofore known as Simon Sager Ave., although this street name may be changed. The proposed project will employee up to 30 to 40 medical staff personnel and will require extensive parking for the anticipated patient load. The Siloam Springs Regional Hospital is commissioning the clinic to assist with the hospital s future needs. The facility will work in a similar function as the medical office building that is constructed in front of the current hospital. The project proposes two drive entrances, one off of Hwy. 412 E. and the second off of the newly constructed street. The northwestern drive will be a shared access drive with the lot to the north. This was suggested by staff as a measure to keep the proposed drive as far as possible from Hwy. 412, to allow for maximum safety. By allowing for a shared access, a second drive will not be needed for whatever will develop on Tract D, the tract to the north of the subject property. A variance is required for the southeastern drive location, as it encroaches within their designated property line setbacks. For more information on the variances, see BOA15-04 scheduled for review by the Board of Adjustment on March 24, 2015. Staff anticipates that the street and clinic will be constructed in conjunction so as to eliminate access issues. Construction access will be off of Hwy. 412 until the street is completed. Drainage will be managed by an on-site detention basin located on the east side of the property. Ample parking is provided. Staff is requested that a shared access easement be provided for the shared drive between Tracts B and D. Also, staff requests that the applicant obtain permission from SWEPCO (the owner the electrical easement) before grading permit issuance. Conditions were added for these items. There are no other outstanding issues. 3/17/2015 P.N. 03-05485-000 2
LEGAL NOTICE Staff received no information that: the proposal interferes with the reasonable peace or enjoyment of the neighboring properties; the property values will be substantially damaged; the proposal is not adequately supported by infrastructure. Site posted: March 6, 2015. Newspaper legal notification: March 8-10, 2015 (Northwest Arkansas Democrat Gazette). Letter legal notification: March 7-8, 2015. Staff received one phone call of a questioning nature and no correspondence on the request. Staff answered the caller s questions. COMPREHENSIVE PLAN CONSISTENCY The 2030 Land Use Map describes this area as commercial and office. The proposed use is consistent with the 2030 Land Use Map. CONDITIONAL STAFF RECOMMENDATION Staff recommends approval of SD15-05 (Significant Development Permit), subject to the following conditions. 1) The applicant must successfully obtain a variance for the southeastern driveway setback. 2) The applicant must file a shared access easement for shared access between Tract B and D of the Cale Commercial Subdivision East, prior to Certificate of Occupancy issuance. 3) The applicant must obtain permission from Southwestern Electric Power Company (SWEPCO) before doing any construction in the 100 foot power line right-of-way/easement, prior to grading permit issuance. ATTACHMENTS 1. Site Specific Proposal. 2. General Area Map. 3/17/2015 P.N. 03-05485-000 3
GENERAL AREA MAP OW Significant Development SD15-05 A-1 A-1 LOWE'S SILOAM SPRINGS A-1 Subject Property ROW 2 R-4 I-2 I-1 I-2 I-1 R-4 R-4 R-4 I-1-4 R-4 R-4 4 R-4 CITY LIMITS R-4 R-4 4 R-4 R-4 R-4 R-4 RURAL SILOAM SPRINGS RURAL RURAL RURALI-1 RURAL R-4 4 R-4 412 0 0.0425 0.085 0.17 Miles S STATE LINE RD N DOGWOOD ST N CARL ST S CARL ST S ELM ST S MT OLIVE ST HWY. 412 EAST DAWN HILL RD N HICO ST E MAIN ST S HICO ST S LINCOLN ST N LINCOLN ST HWY 16 STEPHENS RD E TAHLEQUAH ST COUNTRY LN S HWY 59 E HWY 412 KECK RD AIRPORT RD BILL YOUNG RD RUSSELL RD OLD HWY 68 CLARK RD TIMOTHY ST HWY 412 R 0 «16 0.75 1.5 3 Miles RIVER VALLEY RD O D CLARK DR