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HomeMy WebLinkAboutZ-4223-A Staff AnalysisN August 9, 2018 ITEM NO.: 7 NAME: Hounds' Hide -Away Short -form PCD LOCATION: 8501 Pinnacle Valley Road DEVELOPER: Lacey Vance Hounds' Hide -Away 1238 McNutt Road Conway, AR 72034 OWNER/AUTHORIZED AGENT: Eric Fullerton, Owner Lacey Vance, Agent SURVEYOR/ENGINEER: Arrow Surveying P.O. Box 13087 Maumelle, AR 72113 FILE NO.: Z -4223-A AREA: 1.10 -acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: N/A PLANNING DISTRICT: 1 — River Mountain CENSUS TRACT: 42.05 CURRENT ZONING ALLOWED USES: PROPOSED ZONING C-1, Neighborhood Commercial District Neighborhood Commercial PCD PROPOSED USE: Add pet daycare, grooming and boarding as an allowable use VARIANCEM/AIVERS: None requested. BACKGROUND: The property was rezoned from R-2, Single-family District to C-1, Neighborhood Commercial District with the adoption of Ordinance No. 14,670 by the Little Rock Board of Directors on June 5, 1984. August 9, 2018 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: Z -4223-A A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to rezone the site from C-1, Neighborhood Commercial District to PCD, Planned Commercial Development District, to add dog grooming, pet daycare/boarding and pet behavioral training as an allowable use. The request includes the maintenance of all permitted C-1, Neighborhood Commercial District uses as allowable alternative uses. The proposed pet resort will be located at 8501 Pinnacle Valley Road, locating in an existing building that will be remodeled to fit the business needs. The property is located outside the current city limits of the City of Little Rock but within the City's Extraterritorial Planning Jurisdiction. The site contains 1.1 -acres. There is a single building located on the property. The applicant proposes Hounds' Hide -Away will offer dog grooming, dog daycare, dog boarding, cat boarding, self -serve dog wash, group and individual behavior training, pet taxi and convenience retail. The business will be open to the public Monday through Friday from 6:30 am to 6:30 pm, Saturday from 8 am to 5 pm and Sunday from 10 am to noon and from 3 pm to 5 pm. Outside the normal operating hours, the business will be staffed from 6:00 am to 10:00 pm to provide continuous care to the animals in overnight boarding. Dogs in boarding and daycare will have group play time from 7 am to 6:30 pm, with an additional bathroom break provided to overnight boarders at 8:30 pm. Pets will have access to group indoor play areas, separated based on size and temperament and enclosed outdoor areas in pleasant weather. Grooming and self—serve wash clients, as well as any dog outside the perimeters of the play areas and suites, will be leashed and supervised at all times. Cats will be boarded in appropriately sized "condos" and will be kept indoors throughout their stay. Hounds' Hide -Away currently operates two (2) locations with the same model proposed for this location: one facility is located in Conway, AR and the second in Jonesboro, AR. Double -door passageways between office areas and kennels and acoustic walls between kennels and office/reception areas will reduce distraction which might encourage dogs to bark. Noise abatement curtains will be installed in exterior play area fencing. These materials can reduce the NRC, Noise Reduction Coefficient, as much as 0.78, with 1.0 being the maximum. Water squirt bottles will be used in all outdoor group play to distract dogs that may play too loudly and bark excessively. Four (4) to five (5) foot high isolation panels between suites limits sight and exposure to other pet guests, making for a more secure, den -like environment where barking is less likely. Boarding and daycare areas will be separated from human areas. When dogs hear sounds from office machines and 2 August 9, 2018 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -4223-A video display, they resonate at higher frequencies than human hearing allows, and can potentially give dogs reason to bark. B. EXISTING CONDITIONS: The site is located at the intersection of Beck Road and Pinnacle Valley Road. Both streets are paved streets with open ditches for drainage. There is a paved bicycle/pedestrian path located on each side of Pinnacle Valley Road. The site is currently a restaurant. There are single-family homes located to the south and east of this site. There is a volunteer fire department located to the north of this site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site along with the Pinnacle Valley Property Owners Association and the River Valley Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Beck Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Beck Road and Pinnacle Valley Road. 4. With future site expansion of the existing building and/or parking area, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Beck Road and Pinnacle Valley Road including 5 -foot sidewalks with the planned development. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Service is already provided to the existing building from the south side of the property via an overhead power line. Contact Entergy in advance to discuss electrical service requirements changes or adjustments to existing facilities (if any) as this project proceeds. 3 August 9, 2018 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: Z -4223-A Centerpoint Enerqv: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: 1. Full Plan Review — Maintain Access 2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. Count Planning: No comment. F. BUILDING CODES/LANDSCAPE: Building Code: No comment. Landscape: 1. Any new site development must comply with the City's landscape and buffer ordinance requirements. 2. Any new building rehabilitation or expansion may require the existing landscaping, buffer, or vehicular use areas not meeting the current code requirements to be brought into compliance. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance on a graduated scale. M August 9, 2018 SUBDIVISION TEM NO.: 7 (Cont.) FILE NO.: Z -4223-A 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. TRANSPORTATION/PLANNING: Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for rezoning from C-1 (Neighborhood Commercial District) to PCD (Planned Commercial Development) to add a pet daycare as an allowable use. Master Street Plan: West of the property is Pinnacle Valley Road and it is shown as a Minor Arterial on the Master Street Plan. South of the property is Beck Road and it shown as a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Pinnacle Valley Road since it is a Minor Arterial. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Pinnacle Valley Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. There is a Class III Bike Route shown on Beck Road. Bike Routes require no additional right- of-way, but either a sign or pavement marking to identify and direct the route. H. SUBDIVISION COMMITTEE COMMENT: (July 18, 2018) Ms. Lacey Vance was present representing the request. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff questioned any proposed fencing, outdoor play areas and the proposed signage plan. Public Works comments were addressed. Staff stated right of way dedication to Beck and Pinnacle Valley Roads would be required. Staff stated with any future 6i August 9, 2018 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z -4223-A site expansion of the existing buildings and/or parking area street construction to the abutting streets would be required. Landscaping comments were noted. Staff stated any building rehabilitation or building expansion would potentially require the existing landscaping, buffers or vehicular use areas to come into compliance with the current code based on the percentage of upgrade and/or expansion area. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS - The applicant provided the additional information requested at the July 18, 2018, Subdivision Committee meeting. The applicant has provided the proposed signage plan, the location and materials of the proposed fencing and included the location of the outdoor play areas. The request is a rezoning from C-1, Neighborhood Commercial District to PCD, Planned Commercial Development District, to add dog grooming, pet daycare/boarding and pet behavioral training as an allowable use. The request includes the maintenance of all permitted C-1, Neighborhood Commercial District uses as allowable alternative uses. The revised site plan includes the placement of three (3) separate outdoor play areas. The applicant is proposing the placement of six (6) to eight (8) foot tall fencing. The fencing is proposed as wood privacy fencing or a white vinyl picket fence. The applicant has also included an option of a white vinyl picket fence with rock column accents to match the aesthetics of the neighborhood. The play areas are located within the paved and grassed area on the north side of the building and within the paved and grassed area on the rear of the building. The third play area is located along Beck Road within an area that is currently grass covered. The applicant indicates there will be a maximum of 35 kennels. The maximum over -night boarding is proposed with 50 dogs. According to the applicant some dogs are from the same household and will share a room. The kennels do not have outdoor runs. The dogs are only in the kennels to eat and sleep. All other times the dogs are within the play areas. The applicant is proposing to use an existing sign base and reface the existing sign panel. The sign columns are accented with stone. The column heights do not exceed six (6) feet in height and the sign panel does not exceed 64 square feet A August 9, 2018 SUBDIVISION M NO.: 7 (Cont.) FILE NO.: Z -4223-A in area. Building signage is proposed on the front fagade and the southern fagade of the building. Both are located with public street frontage. Signage will be limited to a maximum of ten (10) percent of the wall fagade the signage is place upon. The applicant has indicated a dumpster will be placed on the site on an as needed basis. The dumpster will be fully screened as typically required by ordinance. The dumpster hours of service will be limited to daylight hours, Monday through Friday from 7:00 am to 6:00 pm. Staff is not supportive of the applicant's request. The applicant is seeking a rezoning of the site from C-1, Neighborhood Commercial District, to PCD, Planned Commercial Development District, to allow the use of the existing building for pet boarding and pet daycare. Neighborhood Commercial District uses are uses which are geared to serving the geographical area and are typically not uses which are destination businesses. Staff also has concerns with the outdoor activities. Staff feels the allowance of the outdoor activities will potentially have an adverse impact on the residential neighborhood. J. STAFF RECOMMENDATION, Staff recommends denial of the request. PLANNING COMMISSION ACTION: (AUGUST 9, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had submitted a request dated August 6, 2018, requesting withdrawal of this item. Staff stated the withdrawal request would require a waiver of the Commission's By-laws with regard to the late withdrawal request. Staff stated they were supportive of the withdrawal request. The Chair entertained a motion for approval of the By-law waiver. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 7. NAME: Hounds Hide -Away Short -form PCD LOCATION: 8501 Pinnacle Valley Road Planning Staff Comments: Z -4223-A 1. Provide notification of the property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 25, 2018. The Office of Planning and Development must receive the proof of notice no later than August 3, 2018. 2. Provide location and details of any proposed fencing to be located on the site. The cover letter indicates there will be areas of outdoor play. Note the location on the site plan. 3. Provide details of any proposed signage. Indicate the location for any proposed ground sign. Indicate the maximum height of the sign and the maximum sign panel area for the sign. Note the facades proposed with building signage. 4. The cover letter indicates convenience retail. What is the meaning of convenience retail? 5. Staff recommends the dumpster hours of service be limited to 7 am to 6 pm Monday through Friday. Variance/Waivers: None requested. Engineering Comments: Public Works Conditions: 1. Beck Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of Beck Road and Pinnacle Valley Road. 4. With future site expansion of the existing building and/or parking area, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Beck Road and Pinnacle Valley Road including 5 -foot sidewalks with the planned development. Utilities/Fire DepartmentlParks/County Planning_ Little Rock Water Reclamation Authority: Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. Service is already provided to the existing building from the south side of the property via an overhead power line. Contact Entergy in ITEM NO.: 7. Z -4223-A advance to discuss electrical service requirements changes, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: 1. Full Plan Review — Maintain Access 2, Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 3. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning_ No comment. Buildin Codes/Landscape: Building Code: No comment. Landscape - 1 . andscape: 1. Any new site development must comply with the City's landscape and buffer ordinance requirements. 2. Any new building rehabilitation or expansion may require the existing landscaping, buffer, or vehicular use areas not meeting the current code requirements to be brought into compliance. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance on a graduated scale. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. ITEM NO.: 7. Transportation/Planning: Z -4223-A Rock Region Metro: The site is not located on a dedicated Rock Region Metro Route. Planning Division: This request is located in River Mountain Planning District. The Land Use Plan shows Commercial (C) for this property. The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for rezoning from C-1 (Neighborhood Commercial District) to PCD (Planned Commercial Development) to add a pet daycare as an allowable use. Master Street Plan: West of the property is Pinnacle Valley Road and it is shown as a Minor Arterial on the Master Street Plan. South of the property is Beck Road and it shown as a Collector on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Pinnacle Valley Road since it is a Minor Arterial. The primary function of a Collector Road is to provide a connection from Local Streets to Arterials. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lane is shown along Pinnacle Valley Road. Bike Lanes provide a portion of the pavement for the sole use of bicycles. There is a Class III Bike Route shown on Beck Road. Bike Routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 25, 2018. Hounds' Hideaway Response to Staff Comments Re: PCD Application for 8501 Pinnacle Valley Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site, including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 25, 2018. The Office of Planning and Development must receive the proof no later than August 3, 2018. a. Certified abstract list and notice form with affidavit are enclosed. Proof of mailing will be provided in person according to required timeline. 2. Provide location and details of any proposed fencing to be located on the site. The cover letter indicates there will be areas of outdoor play. Note the location on the site plan. a. Revised site plan with fencing (drawn in red) and proposed fencing options are enclosed. Proposed fencing will be privacy style, with options varying between wood, vinyl, and wood or vinyl with rock accents. Hounds Hideaway is open to using the fencing option that the City feels will best suit the neighborhood and maintain the existing aesthetic. All perimeter (outward -facing) fencing will be of this nature. Outdoor play areas are labeled within proposed fenced areas. 3. Provide details of any proposed signage. Indicate the location for any proposed ground sign. Indicate the maximum height of the sign and the maximum sign panel area for the sign. Note the facades proposed with building signage. a. Photo of proposed sign is enclosed. Maximum width 10', maximum height 8'. This is an existing sign and will only be changed to reflect the new business name and logo. No other outdoor signage will be added. 4. The cover letter indicates convenience retail. What is the meaning of convenience retail? a. For this purpose, convenience retail means the sale of retail items that are a convenience to the customers picking up their pets from daycare. Examples include dog treats, leashes, and collars. 5. Staff recommends the dumpster hours of service be limited to 7am to 6pm Monday through Friday. a. Dumpster will remain accessible during all hours recommended.