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HomeMy WebLinkAboutZ-4343-P Staff AnalysisNovember 10, 2005 TAIkire NAME: Smith Zoning Site Plan Review LOCATION: 5900 Ranch Drive DEVELOPER: Kenneth Smith, DVM 50 Allen Chapel Road Batesville, AR 72501 ENGINEER: Richberg Engineering 11500 Rodney Parham Road, Suite 5 Little Rock, AR 72212 FILE NO.: Z-4343-P AREA: 0.86 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-2, Shopping Center District LANNING DISTRICT: 20 - Pinnacle CENSUS TRACT: 42.05 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow the development of lots with a reduced side and rear yard setback. 2. A variance to allow backing into the service access easement. A. PROPOSAUREQUEST: The applicant is proposing the construction of a new, state of the art, animal hospital at 5900 Ranch Drive. The applicant has indicated the building will be 5,872 square feet and will be constructed as a single -story structure, wood and metal -framed building. The applicant has indicated exterior finishes will be generally brick masonry wall surfaces with vinyl soffit, fascia and trim. The roof will be shingles applied over a sloping wood deck. The applicant has indicated the hospital will serve the residents of the Ranch, Highway 10 and Chenal areas of the City. The facility will be dedicated to the treatment of dogs, cats and other companion animals; no horses, cattle or large November 10, 2005 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-4343-P animals will be treated. The applicant has indicated there will be no outdoor boarding or housing of animals. B. EXISTING CONDITIONS: The site is vacant and grass covered. There are office uses located to the east and north of the site. The retail center at the Ranch is located to the west of the site. There is vacant C-2 zoned property located immediately south of the site. Ranch Drive has been constructed with curb and gutter. There is not a sidewalk in place along the property frontage. C. NEIGHBORHOOD COMMENTS: All abutting property owners, the Margeaux Place Property Owners Association, Bayonne Place Property Owners Association, Aberdeen Court Property Owners Association, Maywood Manor Neighborhood Association and Johnson Ranch Neighborhood Association were notified of the public hearing. As of this writing, staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Storm water detention applies to this property. Presently, the Ranch is providing detention to meet city code for all properties. 2. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose: 3. Traffic calming devices could be warranted by the property owner in the future if speeds are excessive. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. 2 November 10, 2005 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z-4343-P Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW, The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An automatic controlled irrigation system is required. 3. Areas set aside for buffers and landscape appear to meet with ordinance requirements 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were additional items necessary to complete the review process. Staff questioned the number of doctors and the proposed number of employees. Staff also requested the applicant provide details of any proposed signage. 3 November 10, 2005 SUBDIVISION ITEM NO.: 9 (Cont.)FILE NO.: Z-4343-P Public Works comments were addressed. Staff stated the storm water detention ordinance applied to the proposed development. Staff also stated traffic calming devices were needed along the proposed access drive to slow traffic. Landscaping comments were addressed. Staff stated the areas set aside for buffers appeared to meet minimum ordinance requirements. Staff also noted landscaped areas would require irrigation. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. - ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 20, 2005, Subdivision Committee meeting. The applicant has indicated there will be 2 — 3 doctors and 10 — 15 staff members when fully operational. The applicant has also indicated the days and hours of operation will be from 7:30 am to 5:30 pm Monday through Friday and 8:00 am to 12:00 pm Saturday. Boarding will be provided with 10 canine inside runs, 40 canine cages and 18 feline condo -type cages. Grooming services will possibly be offered in the future. The applicant has indicated the sign will be a column sign with lettering on all four sides. The sign footprint will be 70-inches by 70-inches with a total height of 12-feet. Each face of the sign will have a total sign area of 70 square feet. The ordinance defines sign area as the area of the sign that is visible at any one time from any one point. This area does not include the main supporting sign structure but all other ornamental attachments. Based on this definition the total sign area for the proposed sign would be 140-square feet. The property is zoned C-2, which typically allows a sign of 36-feet in height and 160-square feet in area. Staff is supportive of the applicant's proposed signage. The applicant has indicated the construction of a 5,872 square foot animal hospital along with 30 parking spaces. The typical minimum parking required for a medical office facility would be 18 parking spaces based on the applicant's indication of 2 — 3 doctors. The ordinance typically requires the placement of six parking spaces per doctor. The indicated parking is more than adequate to meet the typically minimum parking demand. The applicant is requesting a variance to allow the backing into a service easement. Per the Subdivision Ordinance Section 31-210(g)(7) parking spaces shall not be permitted to back into a service easement. Section 31-2100) states E November 10, 2005 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-4343-P the Commission may approve a variance of this subsection for applications before them. The applicant has indicated as a part of the site development of properties to the south, features such as pedestrian tables and landscape islands will be used to slow traffic. Staff is supportive of the applicant's request. The applicant is also requesting a variance to allow the site to develop with a reduced side and rear yard setback. The property is currently zoned C-2 which typically requires the placement of a 40-foot setback from all property lines. The applicant has indicated the western side yard setback at 21.98 feet and the rear yard setback at 25-feet. Staff is supportive of the applicant's request. The property to the south has developed as an office use and the property to the west is currently vacant. The applicant has indicated a dog -walk area in this location, which will be screened with a six foot white vinyl lattice fence. Staff is supportive of this request. Staff does not feel the reduced setback will have a negative impact on the adjoining properties. The applicant has indicated screening to limit the visual impact on the adjoining. properties. Staff is supportive of the applicant's request. The applicant is proposing the Placement of a new animal hospital at 5900 Ranch Drive. The property is zoned C-2 which requires a zoning site plan review prior to development. The applicant is proposing the construction of a veterinary clinic, which is an allowable use under the current zoning. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the development as proposed should have minimal impact on the adjoining properties. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the requested variance to allow the development of lots with a reduced side and rear yard setback. Staff recommends approval of the requested variance to allow backing into the service access easement. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the requested variance to allow the development of lots with a reduced side l: November 10, 2005 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z-4343-P and rear yard setback and the requested variance to allow backing into the service access easement. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 ITEM NO.: 9. NAME: Smith Zoning Site Plan Review LOCATION: 5900 Ranch Drive FILE NO.: Z-4343-P Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide details of the proposed signage including height and area. 3. Provide the number of doctors and the number of employees for the proposed facility. 4. Provide the hours of operation for the proposed facility. 5. Provide details of the proposed dumpster screening on the proposed site drawing. 6. Will the proposed dog walk area be screened? If so provide details of the proposed screening mechanism. Staff feels there should be additional plantings placed in this area to screen the adjoining property to compensate for the reduced building setback along the southwestern portion of the site. 7. Section 31-210(g)(7) prohibits parking spaces to back into a service easement. The provision does allow for parallel parking if the pavement is widened to provide adequate drive lanes. 8. Will the facility provide boarding? If so indicate the number of spaces available for boarding. 9. Will the facility provide grooming? Variance/Waivers: 1. A variance to allow the development of lots with a reduced side and rear yard setback. Public Works Conditions: 1. Storm water detention applies to this property. Presently, the Ranch is providing detention to meet city code for all properties. 2. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 3. Traffic calming devices could be warranted by the property owner in the future if speeds are excessive. Utilities and Fire Department/County Planning: Wastewaters Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: Center -Point Energy: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #25 — Highway 10 Express Bus Route. Planning Division: No comment. Landscape_ 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. An automatic controlled irrigation system is required. 3. Areas set aside for buffers and landscape appear to meet with ordinance requirements 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 26, 2005.