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.