Loading...
Z-6164-A Staff AnalysisFILE NO.: Z -6164-A NAME: Briarwood Animal Hospital - Short -Form PD -O LOCATION: Northeast corner of Kanis Road and Michael's Street DEVELOPER: ENGINEER: Briarwood Animal Hospital White-Daters and Associates 8422 Kanis Road 401 Victory Street Little Rock, AR 72204 Little Rock, AR 72201 AREA: 0.7 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: 0-3 & R-2 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Office and Single -Family Residential Expand existing animal clinic 1.Variance from the required minimum driveway setbacks and spacing for the existing drives. 2. Deferral of 1-!! street improvements to Kanis Road A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at the northeast corner of Kanis Road and Michael's Street from 0-3/R-2 to PD -O. The rezoning is requested in order to allow for the expansion of the existing Briarwood Animal Hospital onto the single-family residential lot immediately east. A replat of the property is also proposed as part of the rezoning. This would allow separate ownership of the animal clinic and residential structure immediately east of the existing parking area. Lot 1R as shown on the attached sketch is not included in the rezoning. The applicant proposes a 1,722 square foot building expansion to the existing animal clinic (1,923 square feet), along the east side of the existing building. The existing building and the proposed expansion will be approximately 20 feet in height. Existing and proposed FILE NO.: Z -6164-A (Cont.) buildings, parking, drives, and signage are shown on the attached site plan. There will be no dumpster on the property. The hours of operation will be as follows: 7:00 a.m. to 7:30 p.m., Monday through Friday. 8:00 a.m. to noon, Saturday. The applicant is requesting a variance from the minimum required driveway setback and spacing for the existing drives on Michael's Street and a deferral of 1� street improvements to Kanis Road. These requests are explained in greater detail in paragraph G. of this report. B. EXISTING CONDITIONS: As noted in paragraph A., the Briarwood Animal Hospital and a single-family residence exists on the site. The property to the east is undeveloped and wooded. There are single- family residences located to the north along both sides of Michael's Street, with office uses across Michael's Street to the west. Additional office and commercial uses are located further west along Kanis Road. There is undeveloped C-3 zoned property to the south across Kanis Road, with multifamily residences further south. C. NEIGHBORHOOD COMMENTS: i� The John Barrow and Brownwood Terrace Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Michael Drive is a commercial street. Dedicate right- of-way to 30 feet from centerline. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the E FILE NO.: Z -6164-A (Cont.) Little Rock Code. All requests should be forwarded to Traffic Engineering. 7. No access will be allowed from Lot 1R to Kanis Road. Revise Michael driveways to conform with Ordinance #18,031. 8. Existing topographic information at maximum five foot contour interval base flood elevation is required. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. Traffic count on Kanis Road at Michael's Drive was 7,800 in 1997. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No objection. Contact the Water Works if larger and/or additional water service is needed. Fire Department: No Comment. County Planning: No Comment received. CATA: No issues. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This proposal is in the Boyle Park Planning District. The site is shown as Mixed Use on the Land Use Plan. The combination of the veterinarian and residential use is in keeping with the Mixed Use category. City Recognized Nei hborhood Action Plan: There is not a neighborhood plan for this area at this time. Landscape Issues: An update in landscaping toward compliance with the Landscape Ordinance will be required equal to the building expansion proposed. A six foot high opaque screen will be required along the eastern and northern perimeters of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. 3 FILE NO.: Z -6164-A (Cont. Prior to obtaining a building permit, it will be necessary to have a detailed landscape plan approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff on June 28, 1999. The revised plan shows the screening as required, where adjacent to residential zoning. The applicant has noted that the clinic has a total of two veterinarians, which typically would require 12 parking spaces. There are 12 parking spaces within the existing parking area. The applicant has also noted that an indoor boarding area and indoor runs will be located in the area of building expansion, as accessory uses to the animal clinic, and entirely enclosed. The applicant is requesting a deferral of '-� street improvements to Kanis Road. The deferral will be for five (5) years, until development of adjacent property or until the street improvements are made by the City, whichever occurs first. The applicant has noted that additional right-of-way will be dedicated for Kanis Road as required. Public Works has indicated support of the deferral request. The applicant is also requesting a variance from the ordinance requirements for minimum driveway setback and spacing for two of the existing drives along Michael's Street. The ordinance would require a minimum driveway setback of 100 feet from the property line and a minimum spacing of 200 feet between drives (measurements to be to centerline of driveways). The northernmost existing drive is approximately 10 feet from the north property line with an existing spacing of approximately 75 feet between the two northernmost drives. Public Works has indicated support of this variance request based on the fact that the applicant has agreed to eliminate the southernmost drive on Michael's Street. The applicant has noted that the southernmost drive on Michael's Street will be closed for a three (3) month trial period. If, after 3 months, the applicant feels that the single access point to the parking area is functioning properly, the drive will remain closed. If the applicant is not satisfied with the single drive, the issue of a second variance for driveway setback and spacing will be brought back to the Planning Commission for consideration. The three (3) month trial period will begin on the date 4 FILE NO.: Z -6164-A (Cont.) that the PD -O ordinance is adopted by the City Board of Directors. With proper screening of this property from the adjacent residential property and any uses being entirely within the enclosed building (animal boarding and runs), staff feels that the proposed addition to the Briarwood Animal Hospital should have no adverse effect on the adjacent property or the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -O rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff supports the variance for minimum driveway setback and spacing for the two northernmost drives. The southernmost drive will be eliminated, as noted in paragraph G. 3. Staff also supports the deferral of 1-t! street improvements to Kanis Road for five (5) years, until development of adjacent property or until the street improvements are made by the City, whichever occurs first. 4. Any site lighting should be low-level and directed away from adjacent residential property. 5. The areas for animal boarding and runs within the building expansion must be completely enclosed. 6. The replat of the two lots must be completed prior to a building permit being issued for the clinic expansion. SUBDIVISION COMMITTEE COMMENT: (JUNE 17, 1999) Joe White was present, representing the application. Staff gave a brief description of the proposed PD -O site plan. Commissioner Berry asked if there would be a kennel associated with the animal clinic. Mr. White stated that he would get the property owner to answer that question and relay the information to staff. The Public Works requirements were discussed. There was a brief discussion concerning the possible deferral of right-of-way dedication until further development. There was also discussion concerning the driveway locations and access to Lot 1R. Bob Turner, of Public Works, noted that access to Lot 1R should be through Lot 2R and not directly from 5 FILE NO.: Z -6164-A (Cont.) Kanis Road. Mr. White noted that he would discuss these issues with the property owner and respond to staff. After the discussion, the Committee forwarded the PD -O rezoning request to the full Commission for resolution. PLANNING COMMISSION ACTION: (JULY 8, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 6 July 8, 1999 ITEM NO.: 7 FILE NO.: Z -6164-A NAME: Briarwood Animal Hospital - Short -Form PD -0 LOCATION: Northeast corner of Kanis Road and Michael's Street DEVELOPER: ENGINEER: Briarwood Animal Hospital White-Daters and Associates 8422 Kanis Road 401 Victory Street Little Rock, AR 72204 Little Rock, AR 72201 AREA: 0.7 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: 0-3 & R-2 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: Office and Single -Family Residential Expand existing animal clinic 1. Variance from the required minimum driveway setbacks and spacing for the existing drives. 2. Deferral of 1­� street improvements to Kanis Road A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at the northeast corner of Kanis Road and Michael's Street from 0-3/R-2 to PD -O. The rezoning is requested in order to allow for the expansion of the existing Briarwood Animal Hospital onto the single-family residential lot immediately east. A replat of the property is also proposed as part of the rezoning. This would allow separate ownership of the animal clinic and residential structure immediately east of the existing parking area. Lot 1R as shown on the attached sketch is not included in the rezoning. The applicant proposes a 1,722 square foot building expansion to the existing animal clinic (1,923 square feet), along the east side of the existing building. The existing building and the proposed expansion will be July 8, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -6164-A approximately 20 feet in height. Existing and proposed buildings, parking, drives, and signage are shown on the attached site plan. There will be no dumpster on the property. The hours of operation will be as follows: 7:00 a.m. to 7:30 p.m., Monday through Friday. 8:00 a.m. to noon, Saturday. The applicant is requesting a variance from the minimum required driveway setback and spacing for the existing drives on Michael's Street and a deferral of 1-5 street improvements to Kanis Road. These requests are explained in greater detail in paragraph G. of this report. B. EXISTING CONDITIONS: As noted in paragraph A., the Briarwood Animal Hospital and a single-family residence exists on the site. The property to the east is undeveloped and wooded. There are single- family residences located to the north along both sides of Michael's Street, with office uses across Michael's Street to the west. Additional office and commercial uses are located further west along Kanis Road. There is undeveloped C-3 zoned property to the south across Kanis Road, with multifamily residences further south. C. NEIGHBORHOOD COMMENTS: The John Barrow and Brownwood Terrace Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. Michael Drive is a commercial street. Dedicate right- of-way to 30 feet from centerline. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. 2 July 8, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) E. F. FILE NO.: Z -6164-A 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 7. No access will be allowed from Lot 1R to Kanis Road. Revise Michael driveways to conform with Ordinance #18,031. 8. Existing topographic information at maximum five foot contour interval base flood elevation is required. 9. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. 10. Traffic count on Kanis Road at Michael's Drive was 7,800 in 1997. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No objection. Contact the Water Works if larger and/or additional water service is needed. Fire Department: No Comment. County Plannin CATA: No issues. No Comment received. ISSUES/TECHNICAL/DESIGN: Planning_Division: This proposal is in the Boyle Park Planning District. The site is shown as Mixed Use on the Land Use Plan. The combination of the veterinarian and residential use is in keeping with the Mixed Use category. City Recognized Neighborhood Action Plan: There is not a neighborhood plan for this area at this time. Landsca a Issues: An update in landscaping toward compliance with the Landscape Ordinance will be required equal to the building expansion proposed. 3 July 8, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -6164-A A six foot high opaque screen will be required along the eastern and northern perimeters of the site. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. Prior to obtaining a building permit, it will be necessary to have a detailed landscape plan approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan and cover letter to staff on June 28, 1999. The revised plan shows the screening as required, where adjacent to residential zoning. The applicant has noted that the clinic has a total of two veterinarians, which typically would require 12 parking spaces. There are 12 parking spaces within the existing parking area. The applicant has also noted that an indoor boarding area and indoor runs will be located in the area of building expansion, as accessory uses to the animal clinic, and entirely enclosed. The applicant is requesting a deferral of 1� street improvements to Kanis Road. The deferral will be for five (5) years, until development of adjacent property or until the street improvements are made by the City, whichever occurs first. The applicant has noted that additional right-of-way will be dedicated for Kanis Road as required. Public Works has indicated support of the deferral request. The applicant is also requesting a variance from the ordinance requirements for minimum driveway setback and spacing for two of the existing drives along Michael's Street. The ordinance would require a minimum driveway setback of 100 feet from the property line and a minimum spacing of 200 feet between drives (measurements to be to centerline of driveways). The northernmost existing drive is approximately 10 feet from the north property line with an existing spacing of approximately 75 feet between the two northernmost drives. Public Works has indicated support of this variance request based on the fact that the applicant has agreed to eliminate the southernmost drive on Michael's Street. The applicant has noted that the southernmost drive on Michael's Street will be closed for a three (3) month trial 4 July 8, 1999 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -6164-A period. If, after 3 months, the applicant feels that the single access point to the parking area is functioning properly, the drive will remain closed. If the applicant is not satisfied with the single drive, the issue of a second variance for driveway setback and spacing will be brought back to the Planning Commission for consideration. The three (3) month trial period will begin on the date that the PD -O ordinance is adopted by the City Board of Directors. With proper screening of this property from the adjacent residential property and any uses being entirely within the enclosed building (animal boarding and runs), staff feels that the proposed addition to the Briarwood Animal Hospital should have no adverse effect on the adjacent property or the general area. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -0 rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff supports the variance for minimum driveway setback and spacing for the two northernmost drives. The southernmost drive will be eliminated, as noted in paragraph G. 3. Staff also supports the deferral of 1-i street improvements to Kanis Road for five (5) years, until development of adjacent property or until the street improvements are made by the City, whichever occurs first. 4. Any site lighting should be low-level and directed away from adjacent residential property. 5. The areas for animal boarding and runs within the building expansion must be completely enclosed. 6. The replat of the two lots must be completed prior to a building permit being issued for the clinic expansion. SUBDIVISION COMMITTEE COMMENT: (JUNE 17, 1999) Joe White was present, representing the application. Staff gave a brief description of the proposed PD -0 site plan. Commissioner Berry asked if there would be a kennel associated with the animal clinic. Mr. White stated that he would get the 5 July 8, 1999 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -6164-A property owner to answer that question and relay the information to staff. The Public Works requirements were discussed. There was a brief discussion concerning the possible deferral of right-of-way dedication until further development. There was also discussion concerning the driveway locations and access to Lot 1R. Bob Turner, of Public Works, noted that access to Lot 1R should be through Lot 2R and not directly from Kanis Road. Mr. White noted that he would discuss these issues with the property owner and respond to staff. After the discussion, the Committee forwarded the PD -0 rezoning request to the full Commission for resolution. PLANNING COMMISSION ACTION: (JULY 8, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent.