Title
Review and Consideration of a Request to Approve a Minor Modification of the Development Plan for Broad Street Medical Located at 350 Matlock Road; Brad Lehman of MJ Thomas Engineering, LLC on behalf of Sonal Desai of Matlock Crossing, LLC (ZC#10-005C)
Requested Action
To review and consider the subject request for a minor modification to an approved planned development.
Recommendation
Staff recommends approval.
Description/History
The subject property consists of approximately 1.69 acres addressed as 350 Matlock Road. It comprises Lot 1BR2, Block 1, of the Broad Street Medical planned development (PD) and is located on the east side of Matlock Road, north of Rosa’s Café, west of the Cedar Bluff assisted living facility, and south of an existing medical office building.
The original development plan for this property was approved in 2010. In 2014, the PD was amended to provide for the existing 16,510 sq. ft. medical office building immediately to the north and a planned single-story 16,638 sq. ft. medical office building for the subject lot. The applicant is requesting another minor modification in order to change the previously approved plan for this lot from one single-story 16,638 sq. ft. medical office building to one single-story 5,969 sq. ft. medical/office building (B1) and one two-story 14,401 sq. ft. medical/office building (B2). It should be noted that the original development as approved in 2010 called for a two-story 50,000 sq. ft. medical office building over both this lot and the lot to the north.
Since the new plan is for two buildings with a combined increased building area and increased height for one of the buildings, staff is requesting City Council to review and consider the minor modification to the PD.
Site Plan
This lot will include a single-story 5,969 sq. ft. medical/office building (B1) on the western part of the property (oriented towards Matlock Road) and a two-story 14,401 sq. ft. medical/office building (B2) on the eastern part of the property. B1 will have a max. height of 23.67 ft. and B2 will have a max. height of 44.5 ft. Primary office entrances will be located on the west side of B1 (facing Matlock) and the south side of B2; stair entrances will be located on the north side of B2. The buildings will be served by a 95-space parking lot. The PD requires a parking ratio of 1 space per 300 sq. ft. for medical offices. The 95 spaces provided equates to a ratio of 1 parking space for every 214 sq. ft. and exceeds the required number of spaces by 27. Sidewalks will wrap around both of the buildings for easy pedestrian access and there will also be a sidewalk connection out to the sidewalk along Matlock Road.
The trash enclosure will be located in the southeastern portion of the property in close relative proximity to the trash enclosures on the properties to the east and south.
The property will connect to all three of the surrounding lots, utilizing existing driveways and street stubs. The main access points on Matlock Road are a right-in/right-out access point just to the southwest via the existing driveway to the south, as well as a full access point via the medical office property to the north.
Elevations
In this PD, building facades oriented towards a public or private street shall be constructed of at least 75% masonry or masonry-like materials. Masonry or masonry-like materials are defined in this PD to include brick, stone, textured/painted precast or tilt-wall concrete, stucco or plaster, or integral color split-face block. In addition, no one material shall comprise more than 75% of a building façade for office uses and the percentage of glass is not to exceed 60%. The applicant has provided elevations showing buildings that include a mix of brick, stone, and stucco, accented by metal fascia and awnings. The buildings include varied wall heights and a series of wall plane recesses and projections. Soldier courses and cast stone moldings separate building materials vertically and the buildings include windows on all elevations; glass is limited to 17.23% on the one-story building and 22.09% on the two-story building. The elevations meet the architectural requirements of the PD. However, staff notes that the building labels do not align with the Site Plan and will need to be corrected.
Landscape Plan
The Landscape Plan includes a mixture of red oak and cedar elm trees in the landscape setback along Matlock Road, shrubs to screen the parking lot from Matlock, and a mix of live oak, red oak, cedar elm, and red cedar trees, as well as shrubs, in the parking lot islands. Shrubs are also planned around the trash enclosures and on the east side of the two-story building. To break up the sidewalks around the building, 11 planter boxes with junipers will be provided.
Summary and Recommendation
Overall, while the property breaks up the previously approved plan from one building into two buildings and increases the height of one of the buildings to two stories, the medical/office use remains the same and the design of the site and the planned use of the property is compatible with surrounding properties and the intent of the planned development. The two-story height is also consistent with the original plan approved in 2010. Staff recommends approval with the condition that the applicant corrects the building labels on the Elevations to match the Site Plan.
Prepared By
Lisa Sudbury, AICP
Interim Director of Planning
817-276-4227