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HomeMy WebLinkAboutZ-5836 Staff Analysis1. Meeting Date: July 21, 1994 2. Case No.: Z-5836 3. Request: Establish FAIRVIEW KENNELS -- SHORT -FORM POD 4. Location: 11,523 Fairview Road S. dwnerZADPlicant: Joan Walker 6. Existing Status: Kennel 7. Pro)2osed Use: Kennel 8. Staff Recommendation: Approval 9. Planning _Commission _Recommendation: Approval 10. Conditions or Issues Remaining -to be Resolved: None 11. Right -of -Way Issues: None. Additional right-of-way provided for in POD. 12. Recommendation Forwarded With: A vote of 10 ayes, 0 nays, 1 absent, and 0 abstentions 13. Objectors: Sharon Jochums, Executive Director, Easter Seal Society 14. Neighborhood Contact Persont0thers: Sally Crisp, Pleasant Forest Neighborhood Association; 15. Neighborhood Plan: River Mountain (1) r Z-5836 NAME: FAIRVIEW KENNELS -- SHORT -FORM PLANNED OFFICE DEVELOPMENT LOCATION: On the south side of Pleasant Ridge Road, approximately 350 feet west of Woodland Heights Road DEVELOPER: JOAN WALKER FAIRVIEW KENNELS 11523 Fairview Rd. Little Rock, AR 72212 225-1391 AREA: 0.77 ACRES ZONING• R-2 PLANNING DISTRICT: 1 CENOUS TRACT: 42.06 VARIANCES REQUESTED: STATEMENT OF PROPOSAL: ENGINEER• JOE WHITE WHITE-DATERS & ASSOCIATES, INC.- 401 S. Victory St. Little Rock, AR 72212 374-1666 NUMBER OF LOTS: 1 FT. NEW STREET: 0 PROPOSED USES: Kennels None Fairview Kennels is a legal non -conforming use which has been in existence since 1979, and prior to that time, a similar use occupied the building from 1973-1979. Fairview Kennels is a pet boarding, grooming, and training facility. The applicant proposes to seek a POD designation for the property, not only to change the status from non -conforming to conforming to assure an ­ ability to continue the business use of the property, but to be able to construct an addition to the existing facility. Proposed is a 50 foot wide by 60 foot deep addition to the rear of the building in order to provide space for an employee lounge, office space, and a bathing area for the pets. A. PROPOSAL/REQUEST: Review by the Planning Commission and approval by the Board of Directors is requested for a POD for Fairview Kennels. The request involves the establishment of a POD in order for the existing and long-standing non -conforming use to be on an appropriately zoned tract, and in order for the applicant to be able to expand the building. No variances are requested. B. EXISTING CONDITIONS: The site is the present location of Fairview Kennels. The use as a kennel for boarding, grooming, and training pets FILE NO.: 2-5836 (Continued) has been in existence since 1973 as a legal non -conforming use of the land. There is an existing 50 foot wide by 150 foot deep building on the site, as well as a portable storage building and a pet run and covered pens. There is a concrete parking area at the front of the building. The existing zoning is R-2. There is an 0-2 zoning district to the west, but the remainder of the surrounding area is zoned O-3. C. ENGINEERING/UTILITY COMMENTS: Public Works comments that it will be necessary for the applicant to dedicate an additional 5 feet of right-of-way for Pleasant Ridge Road, and to construct a sidewalk along the Pleasant Ridge Road frontage of the site. The Stormwater Detention Ordinance will be applicable to this development. Little Rock Municipal Water Works had no comments concerning this application. Little Rock Wastewater Utility reports that sewer is available at the rear of the property. Wastewater indicates that no permanent structure may be built within the sewer easement. Arkansas Power and Light Co. will require additional easements. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department approved the submittal without comment. Landscaping review comments that there is a minimum front buffer required of 10 feet, and that the proposed areas shown for landscaping exceed the area required by the Landscape Ordinance. Planning review states that the site is in the River Mountain District, and that the adopted Land Use Plan recommends office use for this site. The proposal is for an office addition; therefore, there is- no land use issue. D. ISSUES LEGAL TECHNICAL DESIGN: The site plan needs to have the following information shown: 1) the "Fairview Kennels PCD" title; 2) the proposed treatment of the perimeter of the property; and, 3) a vicinity map. A final plat and Bill of Assurance must be furnished prior to a building permit being issued. 2 ti FILE NO.: Z-5836 (Continued) E. ANALYSIS: The Land Use Plan indicates that the Planned use of the area is for office uses. The applicant proposes to add space to provide, primarily, office and employee areas. Also, an animal clinic use is listed as a conditional use in the 0-3 zoning district. The proposal, then, for a POD for the kennels is in conformance with the Land Use Plan. The deficiencies in the plan are minimal, and it is anticipated that Mr. Joe White will be able to get the revised and completed site plan prepared prior to the Commission hearing. F. STAFF RECOMMENDATIONS: Staff recommends approval applicant meeting all the being revised to show the SUBDIVISION COMMITTEE COMMENT: of the request, subject to the noted requirements and the plan added information. (MAY 26, 1994) Ms. Joan Walker, the applicant, and Mr. Joe White, with White-Daters & Associates, the engineers on the project, were present. Staff outlined the request and presented the plan. Mr. White reviewed the items contained in the discussion outline, and indicated that he would make the modifications. Ms. Walker reviewed with the Committee the history of the kennel use of the site, and discussed her request. The Committee forwarded the item to the Commission for the public hearing. PLANNING COMMISSION ACTION: (JUNE 14, 1994) Staff presented the application, and reported that the applicant had agreed to comply with all requirements concerning dedication of right-of-way, street improvements, improvements to the parking lot, and upgrading of landscaping, and that there were no remaining issues to be resolved. Ms. Joan Walker, the applicant, and Mr. Joe White, project engineer, were present. Ms. Walker presented her request to the Commission. Ms. Sharon Jochums, Executive Director of the Arkansas Easter Seal Society, was present and indicated she had concerns about the application, and objected if the kennel use was going to be expanded. She stated that she did not object if the use were going to continue at the level of activity at which it has existed in the past. K FILE NO_: Z-5836 Continued) The applicant explained that additional space was being provided to allow construction of an office area, staff lounge, and a grooming area, but that no additional kennel area or animal runs are being requested. She explained that, in the process, the landscaping would be upgraded and the parking area would be improved. Ms. Jochums, then, stated that she had no objection to the request. A motion was made and seconded to approve the POD request. The motion carried with the vote of 10 ayes, 0 noes, 1 absent, and 0 abstentions. 4