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HomeMy WebLinkAboutLetter of IntentREGAN ELLIS 6 Vantage Point • Little Rock, AR 72207 • (501) 944-5068 • reganl729@yahoo.com December 7, 2020 Little Rock Planning Commission 723 W. Markham Little Rock, AR 72201 Re: Application for Planned Zoning Development ("PZD") for 7820 Cantrell Road Dear Sir or Madam, Bark Avenue, LLC, an Arkansas limited liability company ("Bark Avenue"), hereby submits an application for a PZD (specifically, a Planned Development — Commercial, or "PD-C") for the real property located at 7820 Cantrell Road in Little Rock, Arkansas, with the tax parcel number 43LO650012000 (the "Property"), to allow for the operation of an animal kennel. The Property consists of approximately 0.89 acres located near the intersection of Cantrell Road and Foxcroft Road. The Property is zoned as a C-3 General Commercial District and is currently occupied by a construction company. I. Plan for the Property and Request for Rezoning Bark Avenue purchased the Property in November 2020 and hopes to open an animal kennel thereon. By opening this animal kennel, Bark Avenue hopes (1) to provide a safe, cheerful, and quiet space for residents to place their dogs during the day or overnight and (2) to enhance the continuum of integrated animal support provided in the vicinity of Cantrell and Foxcroft. The proposed kennel will house up to 50 dogs at any given time, with both daytime and overnight kennel options. Bark Avenue plans to provide dogs with 24-hour supervision for both daycare and overnight boarding options that are available. Bark Avenue will provide dogs with a positive and nurturing environment to enhance their nutrition, physicality, and social skills while offering dog parents peace of mind that their dog is getting the best care while away from home. With more and more residents looking to board their pets during the day or during trips, Bark Avenue will meet a need previously unmet in the neighborhood. Existing kennels are faced with capacity and location disadvantages when compared to Bark Avenue. Bark Avenue will also offer transportation to and from daycare for customers in the neighborhood to help the dog parents with demanding schedules in professional and healthcare industries and to ensure that they have a safe and reliable pet daycare option. The proposed kennel will fill the demand for an affordable, convenient, and safe option for pet parents within in the Little Rock Metro area. Bark Avenue hereby requests a rezoning from C-3 to PD-C to allow operation of an animal kennel at the Property. An animal kennel is defined as "a public or private facility including outside runs for enclosure of animals, especially stray or unlicensed pets, or for pets being boarded for December 7, 2020 Page: 2 short period of time." Little Rock City Code ("City Code") § 36-2. Such a use is not permitted in C-3 zoned property. See City Code § 36-301. Bark Avenue believes a PZD to be the appropriate classification for the use proposed herein. Though animal kennels are permitted in C-4 Open Display Districts, Bark Avenue believes the C-4 zone to be inappropriate to the neighborhood. A PZD, on the other hand, provides the flexibility of permitting kennel use without also permitting the wide variety of uses permitted in C-4 districts. Additionally, Bark Avenue believes a PD-C (as opposed to a Planned Commercial District) to be appropriate because Bark Avenue plans to operate a single -use commercial development on the Property. II. PD-C Requirements — General Purpose City Code § 36-451(c) and (d) set forth general development criteria the Commission will consider when reviewing a PZD application. The relevant criteria are discussed herein. a. The kennel will be compatible and harmonious with the surrounding area. City Code § 36-451(c)(1), (2). The kennel will be compatible and harmonious with the surrounding properties and neighborhood, for the surrounding neighborhood already supports a diverse range of uses. The neighborhood includes the Bellevue Animal Clinic, a tire and automobile service center, a bank, an office complex, an apartment complex, and single-family residences, all within 500 feet of the Property. The kennel will add a new element to an already diverse neighborhood. b. The kennel will not have a negative effect upon the future development of the area and will create a desirable and stable environment. City Code § 36-451(c)(3), (5). Bark Avenue understands that sound issues will be a key concern for the Commission and for the neighbors. With this in mind, Bark Avenue has engaged the services of Dan Chappell, an architect who has designed over nine hundred animal boarding facilities and veterinary clinics, including the Bellevue Animal Clinic adjacent to the Property. Mr. Chappell plans to soundproof the Property to a level of Sound Transmission Class (STC) 50. The STC system measures the effectiveness of soundproofing based on the decibel reduction achieved. The typical STC levels begin at 25 and reach 60 at their peak, with higher STC numbers meaning better soundproofing. The STC 50 rating is the most common STC requirement in building codes. At a level of STC-50, very loud sounds such as musical instruments or a stereo could be faintly heard, with ninety-nine percent of the population not annoyed. While an STC 60 rating is the most complete soundproofing level, it is expensive to achieve and requires specialized sound -mitigating materials. The STC 50 rating, on the other hand, can be attained with standard building materials. To achieve the STC 50 rating, Bark Avenue will insulate all sides of all buildings on the Property and install double -paned windows. Additionally, Bark Avenue will install a new fence and place appropriate landscaping around the perimeter of the Property to provide exterior December 7, 2020 Page: 3 soundproofing. Finally, Bark Avenue has strategically placed the outdoor play area in the middle of the Property, as far away from all adjacent parcels as possible. These specifics are noted on the preliminary site plan and will be fully developed on the final site plan. Bark Avenue will also actively soundproof each day by keeping staff members on -site at all times. The staff members will quickly work to stop any barking that may occur, and staff will have several rooms, an indoor play area, and an outdoor play area to separate any loud dogs as needed. Thus, any barking will last several seconds at a time at most. Bark Avenue will be considerate of the neighborhood in all other aspects of its operation, as well. Staff members will clean up dog droppings regularly throughout the day (at least hourly), and the kennel will have no glaring outdoor lights and no loud outdoor speaker system. Bark Avenue aims to enhance the value of the neighborhood by providing excellent pet care in a quiet and safe environment. Bark Avenue hopes to create a thriving business that will add stability and convenience to the area. C. A PD-C will permit superior development, which is more desirable than that which would occur through strict application of the zoning code. City Code § 36- 451(d) (1). As noted above, Bark Avenue believes the PD-C will most effectively and efficiently provide Bark Avenue with the ability to open a kennel. A PD-C zoning will allow Bark Avenue's kennel usage while limiting certain large commercial uses that might otherwise be permitted in a C-4 district. By approving a PD-C for an animal kennel on the Property, the Commission will provide needed flexibility in the neighborhood while continuing to harmonize with existing light commercial uses. d. The PD-C will permit comprehensive and innovative planning and design of diversified yet harmonious uses, along with more efficient and economic arrangement of varied land use, buildings, and facilities. City Code § 36-451(d) (4), (5). The Property's placement along Cantrell Road is ideal. The Property is just south of a major residential area, providing a convenient and close location for residents of the area to board their pets. The Property is also situated along a major artery connecting west Little Rock and downtown, providing a convenient location for individuals to drop their pets off on their way to work and pick them up on the way home. By providing a necessary service in a convenient location, Bark Avenue will enhance the innovative planning and design of the area. Additionally, Bark Avenue's placement next to the Bellevue Animal Clinic will provide a convenient one -stop shop for pet care for residents in the area. Instead of driving across town to travel from a veterinary appointment to a kennel, now residents can accomplish two stops in one. The placement of these two facilities will allow efficient and economic uses of the two properties. December 7, 2020 Page: 4 III. PD-C Requirements — Commercial Specifics City Code § 36-452(3) sets forth the specific criteria the Commission will consider when reviewing a PD-C application. Most issues have been discussed in Section II herein; thus, only a brief summary of the relevant criterial follows. a. The PD-C will encourage the clustering of commercial and office activities within areas specifically designated to accommodate such uses and will discourage the proliferation of commercial uses along major thoroughfares and noncommercial areas. City Code § 3 6-452 (3) (a) (1). The kennel will provide a necessary commercial activity in an area that is already predominantly commercial. At the same time, the kennel will also be close enough to residential areas to provide convenience to resident pet owners. b. The PD-C will provide for orderly development in order to minimize adverse impact on surrounding areas and on the general flow of traffic. City Code § 36- 452(3) (a) (2)• As discussed herein, the kennel will implement superior soundproofing methods and thus will not adversely impact the surrounding areas. Though the Property has a Cantrell Road address, it is set back from Cantrell by one hundred feet and situated on a side road. Thus, the Property should not significantly add to the traffic load of Cantrell Road because cars will not be pulling directly from Cantrell onto the Property. In fact, many cars from the residential areas may instead use Foxcroft Road to access the Property. Overall, the opening of the kennel should not impact the general flow of traffic. C. The PD-C will encourage orderly and systematic commercial design, providing for the rational placement of activities, vehicular and pedestrian circulation, access and egress, loading, landscaping, and buffer strips. City Code § 36-452(3) (a) (3). The preliminary site plan included with this application details the location of all activities on the Property. The final site plan, to be submitted once Bark Avenue receives it from the architect, will detail these specifics more fully. The final site plan will comply with all requirements of the City Code, including those requirements involving parking, landscaping, buffer strips, and more. d. The PD-C will encourage commercial development which is consistent with the long-range comprehensive plan of the city and will provide for the development of mixed uses in a harmonious relationship. City Code § 36-452(3) (a) (4), (5). As discussed herein, the kennel will provide a light commercial use that will add convenience to the lives of many residents. It will provide a new economic use consistent with the city's long-range plan. Additionally, the new and diverse kennel use is in harmony with the already - diverse surrounding neighborhood. December 7, 2020 Page: 5 IV. Conclusion I have enclosed with this letter the application for a rezoning to a PD-C for the operation of an animal kennel at the Property. Once a hearing date is set, I plan to proceed with the required notice provisions. Thank you in advance for your consideration of our application, and please let me know if you have any questions. Sincerely, O� Regan Ellis Manager and Member, Bark Avenue LLC