HomeMy WebLinkAboutZ-4653-J Staff AnalysisITEM NO.: 4, Z -4653-J
NAME: Powell Brothers Revised Short -form PCD
LOCATION: 1308 South Bowman 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 September 5, 2018. The Office of Planning and
Development must receive the proof of notice no later than September 14, 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. 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. South Bowman 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.
2. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to South Bowman Road including 5 -foot sidewalks
with the planned development. The new back of curb should align with the current curb
and driveway. The taper striping should be removed.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of work.
Obtain barricade permit prior to doing any work in the right-of-way from Traffic
Engineering, Travis Herbner,therbner@littlerock.gov or 501.379.1805.
4. Stormwater detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the -developer and/or land owner.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
6. Street improvement plans shall include signage and striping. Traffic Engineering must
approve completed plans prior to construction.
7. Provide a site plan which is more easily viewable.
ITEM NO.: 4.
Z -4353-J
Utilities/Fire De artment/Parks/Coup Planning:
Little Rock Water Reclamation Author i Sewer available to this site. Review required for
hair/lint trap. Contact Little Rock Water Reclamation Authority for additional information.
power line which runs west from Kanis Road right along the path where the buildEntergy: Entergy does not object to this proposal. However, there is an existing overheais
d
ing
proposed to be expanded to the south. This power line route serves the existing building and
existing customers. As this project develops this power line will need to be adjusted so that it
does not extend over the building and create a safety hazard, electrical and OSHA code
violation. Contact Entergy in advance to discuss electrical service requirements and
adjustments to existing facilities as this project proceeds.
Center Dint Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water• No objection.
Fire De artment:
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. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
5. Commercial and Industrial Develo ments — 2 means of access. - Maintain fire apparatus
access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
2 - ITEM 4
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ITEM NO.: 4. _ _ _ _ _ Z -4353-J
c. Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served,
measured in a straight line between accesses.
6. 30' Tall Buildings - Maintain aerial fire a paratus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
3 - ITEM 4
ITEM NO.: 4. Z -4353-J
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
9. 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.
Building Codes/Landscape:
Building: Project is a change in occupancy and is therefore subject to current building
code requirements. Review and approval is required by Building Codes Division before
occupancy takes place. Handicap accessibility will 'be required, including but not limited to
building access and parking. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
cricheyCa? I ifflerock. o rq
Landscape -
1 .
andscape:
1. Any new site development must comply with the City's landscape and buffer ordinance
requirements.
2. Landscape must be in compliance with current landscape code upon completion of the
project. Any exiting landscape or irrigation disturbed by construction shall be repaired or
replaced before a certificate of occupancy can be obtained.
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.
4 - ITEM 4
ITEM NO.: 4
Transportation/Planning:
Z -4353-J
Rock Region Metro: The site is not located on or near a dedicated Rock Region Metro
Route.
Planning Division: This request is located Ellis Mountain Planning District. The Land Use
Plan shows Service Trades District (STD) for this property. Service Trades District category
provides for a selection of office, warehousing and industrial park activities that primarily
serve other office service or industrial businesses. The district is intended to allow support
services to these businesses and to provide for uses with an office component. A Planned
Zoning District is required for any development not wholly office. The applicant has applied
for revised PCD (Planned Commercial Development) to add pet daycare and grooming as an
allowable use.
Master Street Plan: East of the property is South Bowman Road and it is shown as a Minor
Arterial Street 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 South Bowman Road since it is a Minor Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
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, September 5, 2018.
5 - ITEM 4
FILE NO.: Z -4653-J
NAME: Powell Brothers Revised Short -form PCD
LOCATION: 1308 South Bowman Road
DEVELOPER:
John Martin, CCIM
Newmark Moses Tucker Partners
200 River Market Avenue, Suite 501
Little Rock, AR 72201
OWNER/AUTHORIZED AGENT:
Powell Brothers, Inc., Matt Chandler, Owner
Newmark, Moses, Tucker Partners, John Martin, Agent
SURVEYOR/ENGINEER-
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 0.81 acres NUMBER OF LOTS: 1
WARD: 6 PLANNING DISTRICT: 18 — Ellis Mountain
CURRENT ZONING: PCD
ALLOWED USES
FT. NEW STREET: 0 LF
CENSUS TRACT: 42.07
70% selected commercial uses and 30% office
PROPOSED ZONING:
Revised PCD
PROPOSED USE: Add pet daycare, pet boarding and grooming as an allowable use
VARIANCEIWAIVERS: None requested.
BACKGROUND:
Ordinance No. 17,221 adopted by the Little Rock Board of Directors on July 2, 1996,
established the United Properties Subdivision Lot 2 Short -form PCD, Planned
Commercial Development. The development was approved with restrictions on the
allowable uses and the proposed use mix of the development. The development was
FILE NO.: Z -4653-J (Cont.
approved to allow fifty percent (50%) office or office warehouse and fifty percent (50%)
commercial uses from the following list of commercial uses: Antique shop, Barber and
beauty shop, Book and stationery shop, Camera shop, Clinic, Clothing store, Community
welfare or health clinic, Drugstore or pharmacy, Duplication shop, Florist shop, Furniture
store, Handicraft, ceramic, sculpture or art work, Hardware or sporting goods, Hobby
shop, Medical appliance fittings and sales, Optical shop, Paint and wallpaper, Pet shop,
Photography studio, Secondhand store, Used furniture, Shoe repair, Tailor, Tool and
equipment rental (inside only), Travel bureau. The building contained 10,000 square feet
and 31 parking spaces.
Ordinance No. 19,958 adopted by the Little Rock Board of Directors on May 6, 2008,
allowed a revision to the PCD, Planned Commercial Development District by expanding
the allowable uses for the site. The request added a catering company to the allowable
uses for the site. The catering company was proposing a minor exterior modification to
include a drive -way for access to the side of the building and an exterior door installed on
the side of the building for loading the catering vehicles.
Ordinance No. 20,214 adopted by the Little Rock Board of Directors on February 16,
2010, allowed a revision to the previously approved PCD, Planned Commercial
Development District. The approval allowed a modification to the use mix of the site. The
approval allowed the percentages of commercial and office uses to be changed to 70%
commercial uses and 30% office uses within the building. In addition to the previously
approved uses the request included the addition of the following office and retail uses:
Office supply store, Retail gift shop, Dance studio, Financial office, Appraiser, Art
gallery/studio, Copy and printing shop, Employment agency, Ambulance sub -station,
Audio equipment sales, Automobile parts and supplies — indoors, Insurance sales office,
Pet grooming, Camera and equipment shop, Dental supplies, Dry cleaning, Floor material
and installation, Furnaces, display and sales, Gift novelties shop, Governmental offices,
Bicycle sales and repair, Bonding company, Business machine repair and sales,
Chiropractor's office, Gun shop sales and service, Heating, cooling, ventilation sales,
Messenger service, Spa, massage establishment, Locksmith repair and sales, Interior
decorator, Pawn shops — no outside display, School, art music, dance, martial arts, Tattoo
parlor, Uniform rental and sales, Tobacco store, Sound system sales, rental and
service, Catering.
Ordinance No. 20,766 adopted by the Little Rock Board of Directors on August 27, 2013,
allowed a revision to the previously approved PCD, Planned Commercial Development,
to add additional land area to the development and provide a site plan for improvements
to the newly added land area. The plan indicated three (3) phases. The first
phase included the construction of eighteen (18) parking spaces by extending the existing
parking lot to the south and turning to the west. The second phase included an addition
of 3,750 square feet of building space to the existing building. The third phase was to
allow construction of a 3,500 square foot stand along building and eleven (11) parking
spaces. The uses and use mix remained as was approved by Ordinance No. 20,214
adopted by the Board of Directors on February 16, 2010.
2
FILE NO.: Z -4653-J (Cont.
A new driveway from South Bowman Road and a portion of the parking (11 -spaces) have
been constructed. No other construction has occurred.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to amend the previously approved PCD, Planned
Commercial Development, to add additional uses as allowable uses for the site.
Hound's Lounge Pet Resort & Spa, LLC is requesting to add boarding/daycare,
dog grooming, self -wash and related uses, with an outdoor play yard to the
previously approved uses. The property currently contains a 10,000 square foot
office/commercial building on approximately 0.81 -acres and a separate vacant lot
consisting of approximately 0.63 -acres which is partially developed with paved
parking. The property has approximately 42 parking spaces. Hounds Lounge Pet
Resort & Spa is proposed to occupy approximately 7,500 square feet and the
existing tenant, Bowman Road Animal Clinic will continue to occupy the balance
of the property.
Hound's Lounge has determined a need exists for this service to support pet
owners in the west Little Rock area based on research and customer feedback.
The applicant is not proposing any changes to the building or exterior area other
than adding an enclosed fenced (uncovered) area of approximately 2,500 square
feet for the pet's outdoor activities and exercise and installing two (2) exterior
overhead doors. The enclosed fence is to be located and attached to the south
end of the building with the two (2) overhead doors leading into the enclosed fence
area. The applicant proposes approximately 70 pet suites. The hours are
proposed from 7:00 am to 7:00 pm Monday through Friday, from 8:00 am to
6:00 pm on Saturday and from 11:00 am to 5:00 pm on Sunday.
B. EXISTING CONDITIONS:
The site contains a strip center with commercial and office uses. This area of
South Bowman Road is developed with a mixture of uses including office/office
warehouse, mini -storage, retail and non -conforming retail such as a liquor store
and the skate center. Improvements to South Bowman Road were completed with
the initial development of the strip center. The road improvements adjacent to the
new parking area were not put in place with the installation of the driveway and
new parking. The road improvements to the north and south of this site have not
been completed.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the John Barrow
Neighborhood Association were notified of the public hearing.
3
FILE NO.: Z -4653-J (Cont.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. South Bowman 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.
2. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to South Bowman Road
including 5 -foot sidewalks with the planned development. The new back of
curb should align with the current curb and driveway. The taper striping should
be removed.
3. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering, Travis Herbner,therbner@littlerock.gov or 501.379.1805.
4. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or land owner.
5. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
6. Street improvement plans shall include signage and striping. Traffic
Engineering must approve completed plans prior to construction.
7. Provide a site plan which is more easily viewable.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Review
required for hair/lint trap. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. However, there is an existing
overhead power line which runs west from Kanis Road right along the path where
the building is proposed to be expanded to the south. This power line route serves
the existing building and existing customers. As this project develops this power
line will need to be adjusted so that it does not extend over the building and create
a safety hazard, electrical and OSHA code violation. Contact Entergy in advance
to discuss electrical service requirements and adjustments to existing facilities as
this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
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FILE NO.: Z -4653-J Cont.
Central Arkansas Water: No objection.
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. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
5. Commercial and Industrial Develo ments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. Section D'I04.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000
square feet that have a single approved fire apparatus access road
when all building are equipped throughout with approved automatic
sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
5
FILE NO.: Z-46
7.
the lot or area to be served, measured in a straight line between
accesses.
6. 30' Tall Buildings -Mann#ain aerial fire a aratus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30', approved aerial
fire apparatus access roads shall be provided, For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26', exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
Positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
Dead Ends, Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
0
FILE NO.: Z -4653-J Cont.)
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency
opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain
and padlock unless they are capable of being opened by means of
forcible entry tools or when a key box containing the keys to the lock
is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the
fire code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed,
constructed and installed to comply with requirements of ASTM F
2200.
9. 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.
arks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is a change in occupancy and is therefore subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. Handicap accessibility will be
required, including but not limited to building access and parking. For information
on submittal requirements and the review process, contact a commercial plans
examiner: Curtis Richey at 501.371.4724; crichey(q).fittlerock.org
Landscape:
1. Any new site development must comply with the City's landscape and buffer
ordinance requirements.
2. Landscape must be in compliance with current landscape code upon
completion of the project. Any exiting landscape or irrigation disturbed by
construction shall be repaired or replaced before a certificate of occupancy can
be obtained.
7
FILE NO.: Z -4653-J Cont.
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. TRANS PORTATIONIPLANNiNG:
Rock Re ion Metro: The site is not located on or near a dedicated Rock Region
Metro Route.
Piannin Division: This request is located Ellis Mountain Planning District. The
Land Use Plan shows Service Trades District (STD) for this property. Service
Trades District category provides for a selection of office, warehousing and
industrial park activities that primarily serve other office service or industrial
businesses. The district is intended to allow support services to these businesses
and to provide for uses with an office component. A Planned Zoning District is
required for any development not wholly office. The applicant has applied for
revised PCD (Planned Commercial Development) to add pet daycare/boarding
and grooming as an allowable use.
Master Street Plan: East of the property is South Bowman Road and it is shown
as a Minor Arterial Street 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 South Bowman
Road since it is a Minor Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicvcle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (August 29, 2018)
Mr. John Martin was present representing the request. Staff presented an
overview of the item stating there were additional items necessary to complete the
review process. Staff requested the applicant provide a site plan which included
the outdoor play area. Staff also questioned if the previously approved building
expansions and parking areas were still proposed.
Public Works comments were addressed. Staff stated street improvements to
South Bowman Road were required with the proposed development of the site.
Staff stated street improvement plans should include signage and striping. Staff
stated Traffic Engineering was to approve all street improvements plans prior to
construction.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
FILE NO.: Z -4653-J Cont.
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
ANAI Y41S
The applicant has provided staff with an updated site plan and cover letter
addressing most of the technical issues associated with the request raised at the
August 29, 2018, Subdivision Committee meeting. The applicant has indicated the
area for the outdoor play and has indicated the desire to retain all previously
approved uses and building expansion areas.
The request is to amend the previously approved PCD, Planned Commercial
Development, to add pet daycare, pet boarding and grooming as an allowable use.
Included in the proposal is an area for an outdoor play yard. The site plan indicates
the placement of a 50 -foot by 50 -foot fenced play area to be located at the southern
end of the existing building. The applicant is not proposing any changes to the
building or exterior area other than adding the enclosed fenced and uncovered
area for the pet's outdoor activities and exercise. Two (2) exterior overhead doors
will be installed to access the outdoor play area.
The property contains a 10,000 square foot office/commercial building on
approximately 0.81 -acres and a separate vacant lot consisting of approximately
0.63 -acres which is partially developed with paved parking. Previously approved
within this area was a building addition to the south of the existing building
(3,750 square feet) and the construction of a second detached building (3,500
square feet) located to the south and west of the existing building. Additional
parking spaces (18 -spaces) were approved on the site plan. Eleven (11) of the
parking spaces have been constructed. The applicant is requesting to maintain
the previously approved building expansion areas and the additional paved parking
area.
Hounds Lounge Pet Resort & Spa is proposed to occupy approximately
7,500 square feet and an existing tenant, Bowman Road Animal Clinic, will
continue to occupy the balance of the property. The property has approximately
42 parking spaces.
The applicant proposes approximately 70 pet suites. The applicant indicates the
average day and/or night pet occupancy will be 55 pets. On high traffic weekends
and holidays the occupancy will increase to possibly 110 boarders. The applicant
notes some families have more than one (1) pet which will share a kennel.
The business hours are proposed from 7:00 am to 7:00 pm Monday through
Friday, from 8:00 am to 6:00 pm on Saturday and from 11:00 am to 5:00 pm on
Sunday. Overnight boarding is proposed. Pets will be allowed outside four (4) to
five (5) times per day for approximately 30 minutes, weather permitting. The times
of outdoor activities will be limited to the days and hours of operation with the
exception of Sunday. The pets will be allowed outdoors around 8:00 am. Pets will
E
FILE NO.: Z -4653-J
be supervised at all times when they are outdoors. Pets will only be allowed
outdoors within the fenced area.
The site plan includes the placement of a dumpster. The dumpster will be fully
screened per the typical ordinance standards. The hours of dumpster service will
be limited to 7:00 am to 6:00 pm Monday through Friday.
The applicant states the dedication of the required right of way, half street
improvements, sidewalks, curbs, stripping, and stormwater detention has
previously been established to be performed at the time of any future proposed
development by the owner. Staff recommends the road widening to South
Bowman Road be completed with the expansion of the existing building or with the
construction of the future building or at the time that South Bowman Road is
planned to be constructed as a public project. The developer may elect to make
a payment in -lieu of construction of the required street improvements.
Staff and the applicant are working to address staff's concerns related to the
outdoor activities. Staff will provide a recommendation at the September 20, 2018
public hearing.
J. STAFF RECOMMENDATION:
Staff recommendation forth coming.
PLANNING COMMISSION ACTION: (SEPTEMBER 20, 2018)
The applicant was present. There were no registered objectors present. Staff
presented the item stating the applicant had provided them with the information
requested regarding the noise level of the activities which would take place on the
site. Staff stated based on the information provided staff was in support of the
request. Staff presented a recommendation of approval of the request subject to
compliance with the comments and conditions as outlined in paragraphs D, E and
F of the agenda staff report. Staff presented a recommendation the road widening
to South Bowman Road be completed with the expansion of the existing building
or with the construction of the future building or at the time that South Bowman
Road was planned to be constructed as a public project. Staff stated the developer
could elect to make a payment in -lieu of construction of the required street
improvements. 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.
10