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HomeMy WebLinkAboutZ-6164-B Staff AnalysisFILE NO.: Z -6164-B NAME: Briarwood Animal Hospital Revised Short -form PD -O LOCATION: Located at 8422 Kanis Road DEVELOPER: Bob Hale — Briarwood Animal Hospital 8422 Kanis Road Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.6 acres NUMBER OF LOTS: 1 FT. NEVA STREET: 0 LF CURRENT ZONING: PD -O & R-2 ALLOWED USES: Veterinary Clinic and Single-family Residential PROPOSED ZONING: PD -O PROPOSED USE: Veterinary Clinic — Expanded parking area VARIANCESANAIVERS REQUESTED: 1. A deferral of the required street improvements to Kanis Road. 2. An in -lieu contribution for the required storm water detention. BACKGROUND: Ordinance No. 18,075 adopted by the Little Rock Board of Directors on August 3, 1999, established the Briarwood Animal Hospital Short -form PD -O. The approval included the rezoning of the property located at the northeast corner of Kanis Road and Michael Drive from 0-31R-2 to PD -0 to allow the expansion of the then existing animal hospital. The applicant proposed the expansion area on a lot immediately east of the facility. The expansion included 1,722 square feet of building space to the existing animal clinic (1,923 square feet), along the east side of the existing building. The applicant indicated the days and hours of operation from 7:00 am to 7:30 pm Monday through Friday and FILE NO.: Z-6164-B(.Cont.) 8:00 am to noon, Saturday. The approved site plan included the placement of an indoor boarding area and indoor runs as accessory uses to the animal clinic and entirely enclosed. The Board of Directors at their August 3, 1999, Public Hearing, also approved a five-year deferral of the required one-half street improvements. The improvements have not been constructed. A. PROPOSAL/REQUEST: The applicant currently operates a veterinary clinic from this location and under the current proposal is requesting an amendment to the current PD -0 zoning to allow an expansion of the existing parking area. There is a single-family home, which will be removed from the southeast corner of the property in order to complete the parking lot expansion. The applicant has indicated currently there are two drives which exit onto Michael Drive. The applicant has indicated with the redesign of the parking area, the closest driveway to Kanis Road will be eliminated. Kanis Road is designated as an arterial street on the Master Street plan. The applicant has indicted an additional 15 -foot of right of way will be dedicated on the eastern frontage of Kanis Road and is requesting a five year deferral of the required street improvements to Kanis Road. Michael Drive is currently constructed to Master Street Plan standards with the required right of way. The applicant is also requesting an in -lieu contribution for the required storm water detention. B. EXISTING CONDITIONS: The Briarwood Animal Hospital and a single-family residence exist on the site. The property to the east is undeveloped and wooded. This area was recently approved for a CUP to allow the development of a church facility. There are single-family homes located to the north along both sides of Michael Drive, with office uses across Michael Drive to the west. Additional office and commercial uses are located further west along Kanis Road. There is undeveloped C-3 zoned property to the south across Kanis Road, with multi -family residences located further south. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received one informational phone call from an area property owner. The John Barrow and the Brownwood Terrace Neighborhood Associations, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. FILE NO.: Z-6164-B Cont. D. ENGINEERING COMMENTS: Public Works Conditions: 1. The proposed right-of-way dedication meets Master Street Plan requirements. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the planned development. As an option, this project would qualify for a contribution in lieu of construction. The contribution would be based on the current estimated cost for widening the Kanis Road frontage to 29.5' from center 3. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire Department: Additional fire hydrant may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #3 — the Baptist Medical Center route. F, ISSUESITECHNICAUDESiGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a revision to a PD -O (Planned Development —Office) for expansion of an existing office development. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan. Additional entrances and exits should not be added to Kanis Road since it is a Minor Arterial. Kanis Road may require dedication of right-of-way and may require street improvements. 3 FILE NO.: Z-6164-13Cont. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. A six-foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites eastern perimeter. G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff stated there were a few items remaining outstanding- with regard to the proposed site plan. Staff stated the request would allow for additional parking located in the front of the existing clinic. Staff stated the site plan indicated an expansion area and questioned where the expansion would take place. The applicant stated no building expansion was being proposed and the note would be removed from the site plan. Staff questioned the number of employees for the existing facility. Staff also stated if any new signage would be added to the site as a result of the development the location should be indicated along with a note concerning the proposed height and area. Public Works comments were addressed. Staff stated the applicant was requesting an in -lieu contribution for the requested storm water detention facility. Staff stated they were supportive of the request. Staff also noted the applicant was requesting a deferral of the required street improvements. Staff stated a five-year deferral or until adjacent development occurred would be acceptable for the required street widening. Landscaping comments were addressed. Staff stated screening would be required along the eastern perimeter of the site. The applicant stated the adjacent property was being proposed for a church. Staff stated the screening requirement was tied to zoning or the use of the property. Staff stated currently the property was still zoned residentially and the church had not yet been constructed. Staff stated the Commission could waive the screening requirement. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. 4 FILE No.: z -6164-B cont. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated two veterinarians and fifteen employees for the facility. The applicant has indicated no new signage or dumpsters will be added to the site. The applicant has also indicated no new expansions of the building are being proposed with the current application request. The applicant is requesting a waiver of the required screening along the eastern Perimeter of the property, The applicant has indicated the adjoining development was approved with a 35 -foot undisturbed buffer and a 56 -foot landscape buffer adjacent to the applicant's site. The applicant has indicated the placement of screening in this area would not serve the intended purpose of the buffer ordinance. Staff is supportive of not requiring the placement of the screening along the eastern perimeter of the site with the currently approved development located to the east, Staff would recommend however if the adjoining site is not developed as is currently approved and should the site develop with a less intense use the applicant would be required to add screening to protect the less intense use. Staff is supportive of the applicant's request to add additional parking to the site. The proposal includes the removal of an existing single-family home located at the southeast corner of the property in order to complete the parking lot expansion. With the parking expansion, the site will contain 25 parking spaces. The typical minimum parking required for a veterinarian clinic would be twelve spaces or six spaces per doctor. The applicant has indicated currently there are two drives which exit onto Michael Drive; one drive very near the intersection with Kanis Road. The applicant has indicated with the redesign of the parking area, the closest driveway to Kanis Road will be eliminated. Staff feels this will resolve safety concerns which currently exist on the site. Michael Drive is currently constructed to Master Street Plan standards with the required right of way. Kanis Road is designated as an arterial street on the Master Street plan. The applicant has indicated an additional 15 -foot of right of way will be dedicated on the eastern frontage of Kanis Road and is requesting a five year deferral of the required street improvements to Kanis Road. As previously stated staff is supportive of the deferral request for the required street improvements for five years or until adjacent development occurs. Staff would prefer to see the improvements constructed in conjunction with the adjacent Church development. The applicant is also requesting an in -lieu contribution for the required storm water detention. Staff is supportive of this request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. 5 FILE NO.: 7-6164-B Cont.) Staff recommends approval of the required street improvements to Kanis Road for the entire property frontage for five years or until adjacent development, which ever occurs first. Staff recommends approval of the applicant's request for an in -lieu contribution for the required storm water detention facility. Staff recommends approval of the applicant's request for a waiver of the required screening along the eastern property line subject to the conditions noted in paragraph H of the above agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the itern with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation of approval of the deferral request for the required street improvements to Kanis Road for the entire property frontage for five years or until adjacent development, which ever occurs first and the, applicant's request for an in -lieu contribution for the required.- storm water detention facility. Staff also presented a recommendation of approval of the applicant's request for a waiver of the required screening along the eastern property line subject to the conditions noted in paragraph H of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. C.1 . 'U&ual 10, LVUS M NO.: 10 NAME: Briarwood Animal Hospital Revised Short -form PD -O LOCATION: Located at 8422 Kanis Road DEVELOPER: Bob Hale — Briarwood Animal Hospital 8422 Kanis Road Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.6 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS. 1 FILE NO.: Z -6164 - FT. NEW STREET: 0 LF Veterinary Clinic and Single-family Residential PD -O Veterinary Clinic — Expanded parking area VARIANCES/WAIVERS REQUESTED: 1. A deferral of the required street improvements to Kanis Road. 2. An in -lieu contribution for the required storm water detention. BACKGROUND: Ordinance No. 18,075 adopted by the Little Rock Board of Directors on August 3, 1999, established the Briarwood Animal Hospital Short -form PD -O. The approval included the rezoning of the property located at the northeast corner of Kanis Road and Michael Drive from 0-31R-2 to PD -O to allow the expansion of the then existing animal hospital, The applicant proposed the expansion area on a lot immediately east of the facility. The n expansion included 1,722 square feet of building space to the existing animal (1,923 square feet), along the east side of the existing building, The applicant indicateCliic d the days and hours of operation from 7:00 am to 7:30 pm Monday through Friday and August 98, 2005 SUBDIVISION FIFI�Z-61 8:00 am to moon, Saturda . indoor boan Y The approved site plan included the placement of an g area and indoor runs as accessory uses to the animal clinic and entirely enclosed. The Board of Directors at their August 3, lggg approved a five-year deferral of the required one-half street The improvements have not been constructed. iPubirc Hearing, g also provements, The A. PROPOSAL/REQUEST: The applicant currently operates a veterinary clinic from thi the current proposal is requestin s location and under allow an expansion of the existingan amendment to the current PD -0 zoning to which will be removed from the southeastcornerParking area.here of theis a single-family home, complete the parking lot expansion. Thea property in order to are two drives which exit onto Michael Drive. The has indicated currently there the redesign of the parking area, the closest driveway tont has indicated with eliminated. Y Kanis Road will be Kanis Road is designa#ed as an arterial street on the Mas applicant has indicted air additional 15 -foot of right of wayter Street plan. The the eastern frontage of Kanis Road and is requesting a five will be dedicated on required street improvements toYear deferral of the constructed to Master Street plan standardswith the Michael Drive w currently The applicant is also requesting an in -lie required right of way• water detention. u contribution for the required storm B. EXISTING CONDITIONS: The Briarwood Animal Hospital and a single-family residers The property to the east is undeveloped and wooded, residence exist on the site. approved for a CUP to allow the development of a chuch�sfaciilliit was recently single-family homes located to the north along facility. There are office uses across Michael Drive to the west Additional OOf ffice Michael Drive with uses are located further west aloe ce and commercial zoned property to the south across Kanis Road, w them is undeveloped C_3 located further south. inti -family residences C. NEIGHBORHOOD COMMENTS: As of this writing staff has received one informational phone Property owner. The John Barrow and the Brownwood Terrace Neighborhood from an area Associations, along with all property owners located within 200 f the site were et Of the 'Site o and all residents who could be identified located Neighborhood notified re the public hearing. within 300 fee `a F August 18, 2005 SUBDIVISION ITEM NO •: 1p FILE NO.: Z -0164•-B D. ENGINEERING COMMENTS: Public Works Conditions: 1 • The proposed right -of --way dedication meets Master r Street Plan 2. With site development , ProvideStreet Plan. Construct one-half design improvement oet Kanis to the Master 5 -foot sidewalks with the planned development. As an Option, I this Road including Would qualify for a contribution in lieu of construction. The contribution prO�ect would be based on the current estimated cost for widening the Kanis frontage to 2g.5' from center Road Road 3 Storm water detention ordinance applies to this prope . T he qualify for a contribution in -lieu of construction at the time of project b would perm it. wilding E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNIN G. Wastewater: Sewer available not adversely affected. En�Y: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. Fire De artment; Additional fire hydrant may Rock Fire Department for additional information be required. Contact the Little Count Plannin No comment. C�: The site is located on CATA Bus Route #3 — the Center route. Baptist Medical ISS UESITEC HNI CALIDES I G N: Plannin Division: This request is located in the Boyle Park The Land Use Plan shows Mixed Use for this pertY. The Planning District, applied for a revision to a PD -0 (Planned Development—office) has an of an existing Office development. The request does not require a cha Lard Use Plan. change to the 3 August 18, 2005 SU'1DIVl8I0N MEM Np : 1 o IIIL�Z_61 Master Street Plan: Kanis Road is shown as a Minor Street Plan. Additional entrances and exits should not be Arterial on the Master added to Kanis Road since it is a Minor Arterial. Kanis Road may requi re de and may require street improvements dedication of right -of --way Bicycle Plan: Existing or proposed Class I, II, or III B' immediate vicinity of the development. ►keways are not in the Ci Reco nized Nei hborhood Action Plan: The property located in an area covered b a Ci P p rty under review is not action plan. y City of Little Rock recognized neighborhood Lane: Areas set-aside for buffers andrequirements, landscaping ng meet with ordinance A six-foot high opaque screen, either a wooden fence evergreen plantings, is requiredng face side directed outward, a wall or dense eve perimeter. ng the sites eastern G. SUBDIVISION COMMITTEE COMMENT: The applicant was present representing (July 28, 2005) few items remaining outstanding with regard to the proposed g the request. Staff stated there were a stated the request would allow for additional parkin loco existing clinic. Staff stated the site len °posed site plan. Staff questioned where the expansion would indicated an ned expans�on frontoffane building expansion was being proposed take place. The applicant stated no site Ian q and the note would be removed from the P Staff questioned the number of employees for the existing Staff also stated if any new signage would be added to development the location should be indicated along xrstrng facility. d Proposed height and area. the site as a result of the g with a note concerning the Public Works comments were addressed. Staff stated requesting an in -lieu contribution for the requested storm water Staff stated they were supportive the applicant was of the request. Staff also noted then applicanton ln was requesting a deferral of the required street improvements. five-year deferral or until adjacent development occurred the required street widening. Staff stated a would be acceptable for Landscaping comments were addressed. required along the eastern Staff stated screening would be adjacent property was bein perimeter of the site. The applicant stated the requirement was tied to being Proposed use a the church. Staff stated the screening Property. Staff stated currently 4 August 18, 2005 SUBDIVISION :1 `Z-51 the property was still zoned residentially and the church Commission could waive not yet been constructed. Staff stated the C requirement. the screening Staff noted comments from the various other reporting agencies suggesting the applicant contact themindiidually for is and clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. Y for further H. ANALYSIS. The applicant submitted a revised site plan to staff addressing raised at the July 28, 2005, Subdivision Committee meeting. indicated two Veterinarians and fifteen employees most of the issues has acedindicatedwo et new signage or dum site g The applicant has P yees for the facility. The applicant applicant has also indicated no new expansions rlbof added the bud the site. The Proposed with the current application requeSt building are being The applicant is requesting a waiver of the re Perimeter of the property. The applicant has indica ed the adjuired oining along the eastern was approved with a 35 -foot undisturbed buffer and a 50 -foot la er adjacent to the applicant's site. Thea ! rnrng development screening in this area would not se eplthe i has indicated the Placement of ordinance. Staff is supportivemended purpose of the buffer of not requiring the placement of the screening along the eastern perimeter of the site with the currentlya located to the east. Staff would recommend however if the not developed as is currentlya approved development approved and should the site develop nwith asite rsless intense use the applicant would be required to add screen' intense use. ing to protect the less Staff is supportive of the applicant's request to add addition The proposal includes the removal of an existing single-familyal parking to the site. the southeast corner of the home located at ode will cer to complete the The typical minimum parking required for a veterin • Parkin veterinarian g lot expansion. With the parking expansion, the am 25 parking spaces. spaces or six spaces per doctor. clinic would be tWelve The applicant has indicated currently there are two drives Drive; one drive very near the intersection with Kanis Road. exit onto Michael indicated with the redesign of the parking area, the closest The applicant has Road will be eliminated. Staff feels this will resolve est driveway to Kanis currently exist on the site. Michael Drive is currently constructedsafety concerns which Street Plan standards with the required right of way. as an arterial street on the Master Street plan, i e Maser Kanis Road is designated The applicant has indicated an 5 August 18, 2005 SUBDIVISION ND.: 10 FII~E NO.: Z -B1 additional 15 -foot of right of way will be dedicated on the eastern frontage Kanis Road and is requesting a five year deferral of the required of Street improvements to Kanis Road. As previously stated staff is supportive of the deferral request for the required street improvements for five years o adjacent development occurs. Staff would prefer to see the improvements until constructed in conjunction with the adjacent Church devefapment. The applicant P ants is also requesting an in -lieu contribution for the required storm water detention. Staff is supportive of this request. n#ron. STAFF RECOMMENDATION; Staff recommends approval of the request subject to compliance with conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends approval of the required street improvements for the entire property frontage for five years or until adjacent develop ment Road ever occurs first. development, Staff recommends approval of the applicant's request for an in -lieu contrib for the required storm water detention facility. ution Staff recommends approval of the applicant's request for a waiver of the required screening along the eastern property line subject to the conditions noted in Paragraph H of the above agenda staff report PI-�+NNING CDMMISSlDN ACTION: (AUGUST 18, 2005) The applicant was present representing the request. There were objectors present. Staff presented the item with a recommendation of a no registered request subject to compliance with the conditions outlined in paragraphs D, E F a of the agenda staff report. Staff also presented a recommendation approval of the deferral request for the required street improvements to of a and H Property frontage for five years or until adjacent development, approval of the Kanis Road for the entire and the applicant's request for an in -lieu contribution for the vrequi ed st storm first detention facility. Staff also presented a recommendation of approval of t orm water request for a waiver of the required screening along the eastern property line asubject to the conditions noted in paragraph H of the agenda staff report. ect to There was no further discussion of the item. The chair entertained Placement of the item for inclusion on the consent agenda fora roval. a motion for carried by a vote of 9 ayes, 0 noes and 2 absent. pp The motion