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HomeMy WebLinkAboutZ-6237 Staff AnalysisJanuary 9, 1997 ITEM NO.: 9 FILE NO.: Z-6237 NAME: LAVERGNE PLANNED OFFICE DISTRICT LOCATION: DEVELOPER• Ren6 Lavergne 8020 Hood Road Roland, AR 72135 AREA• 0.5 ACRES ENGINEER• Robert Brown Development Consultants, Inc. 10809 Executive Center Dr. Little Rock, AR 72211 NUMBER OF LOTS: N/A FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Office PLANNING DISTRICT: #1 River Mountain CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: None BACKGROUND: The applicant has been working with staff through the pre - submittal process. A number of changes have been made to accommodate staff concerns. A. PROPOSAL/REQUEST: The applicant seeks to use a 1,314 square foot single story frame house as a veterinary clinic. An existing 520 square foot block garage will be used as an indoor boarding facility for 22 dogs. Both structures will be remodeled and a future addition will be added. Hours of operation are from 7:30 a.m. to 6:30 p.m. on weekdays and 8:00 a.m. to 3:00 p.m. on Saturdays. Boarding facilities are proposed in the existing garage building and a future expansion. The existing building will be remodeled, heated, and cooled. The overhead door will be removed and replaced with regular doors. The existing structure will house up to twenty-two animals and the proposed expansion will house up to twenty animals (maximum). Both structures will be fully enclosed to minimize any noise from animals. Animals will be removed from the building periodically for cleaning of the boarding January 9, 1997 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-6237 areas. Animals will be moved to the rear yard area on leash and under the watch of an employee at all times. No more than three animals will be outside at any given time. All such activities will be performed during business hours with the exception of Sunday visits. Animals will need to be checked, fed, and areas cleaned each day and the Sunday visits will conform to the Saturday schedule. B. ExISTING CONDITIONS: The site currently consists of a single family house and a detached concrete block garage. The Harvest Foods entry drive is located to the north and parking lot on the west. The adjacent two parcels to the south are vacant and For Sale. Single family residential is located across Taylor Loop Road. C. NEIGHBORHOOD COMMENTS: Staff has received several calls about the development. A representative of the Westchester Neighborhood Association also called after they were noticed by staff. All calls have been informational in nature. D. PUBLIC WORKS COMMENTS: Recommend that the drive take access from existing Harvest Foods driveway to avoid spacing less than 300 feet as recommended by ordinance section 31-210. A dedication of right-of-way will be required to 45 feet from centerline for this 5 lane minor arterial. Construction of 1/2 street improvements with sidewalk as required. Grading permit will be required on this new development, if it disturbs more than one acre. Provide striping and signage plans for the development of Traffic Engineering approval. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: Sewer available not adversely affected. AP&L: OK Arkla: No comment Southwestern Bell: OK Water: An acreage charge of $150/acre in addition to normal connection charges may apply for additional and/or larger meter(s). RPZ backflow prevention will be required on the domestic service. The Fire Department needs to evaluate fire protection for the site. Fire Department: Show location of hydrants. K January 9, 1997 SUBDIVISION ITEM NO.• 9 Cont. FILE NO.: Z-6237 F. ISSUES/TECHNICAL/DESIGN: Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. Issues• ■ None outstanding Planning Division: The Land Use designation is "Transition Zone." The proposed use is consistent with the Land Use Plan. G. ANALYSIS• The applicant has redesigned the proposal to accommodate staff concerns. To date there has been no objectors from the public. The boarding facilities method of operation has been designed to mitigate the barking noise of dogs. Animals will be exercised on leash by handlers while boarding areas are being cleaned. Parking and landscaping comply with the ordinance requirements. H. STAFF RECOMMENDATIONS: APPROVAL based on the amended site plan stamped December 20, 1996. Approval is subject to conditions noted in paragraphs D, E and F of this report and the applicant's letter dated December 18, 1996. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996) Robert Brown presented the project to the Committee. The applicant was also present to answer questions. There was great deal of discussion about the possibility of the project taking access through Harvest Foods parking lot and sharing a drive on Taylor Loop Road. Mr. Brown stated that he would contact Harvest Foods but it did not seem likely that they would agree. The Committee forwarded the rezoning request to the Planning Commission meeting of January 9, 1997 for determination. January 9, 1997 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z-6237 PLANNING COMMISSION ACTION: (JANUARY 9, 1997) Larry Jones presented the staff report. Robert Brown, representing the applicant, summarized the proposed rezoning. Commissioners Putnam and Brandon asked about proposed landscaping and fencing. Commissioner McCarthy asked about the previous request for a day care for this property. Mr. Max Mull, a neighbor opposed to the project, read letters from Louise Madden, John Cox and Ted Coffman in opposition. Mr. Mull is concerned about barking dogs, odors, and disposal of animal waste. Irene Mull spoke in opposition. Mr. Lichty asked staff what is the distance from this site to the nearest house. Mr. Lawson replied about 125 feet. Mr. Chester Phillips, owners of adjacent two vacant lots, stated that the proposed animal clinic would reduce the value of his land. Mr. Newton Little is opposed because of potential noise problems. Dr. Lavergne responded to the neighbors by stating that the dogs will remain indoors except when they are walked by individual handlers while the cages are cleaned. He said the indoor boarding building will be insulated to reduce noise. Mr. Danny Burleson and Danny Lancaster spoke in opposition to the proposal. They are concerned about traffic impacts on the Westchester Subdivision. Motion to approve the rezoning subject to staff conditions with the site plan to be revised to show 8 foot perimeter fencing and additional landscaping. Motion passed with 8 ayes, 1 nay and 2 absent. 4 January 9, 1997 ITEM NO.: 9 FILE NO.• Z-6237 NAME: LAVERGNE PLANNED OFFICE DISTRICT LOCATION• DEVELOPER: ENGINEER: Ren6 Lavergne Robert Brown 8020 Hood Road Development Consultants, Inc. Roland, AR 72135 10809 Executive Center Dr. Little Rock, AR 72211 AREA: 0.5 ACRES NUMBER OF LOTS: N/A FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Office PLANNING DISTRICT: #1 River Mountain CENSUS TRACT: 42.06 VARIANCES/WAIVERS REQUESTED: None BACKGROUND• The applicant has been working with staff through the pre - submittal process. A number of changes have been made to accommodate staff concerns. A. PROPOSAWREQUEST: The applicant seeks to use a 1,314 square foot single story frame house as a veterinary clinic. An existing 520 square foot block garage will be used as an indoor boarding facility for 22 dogs. Both structures will be remodeled and a future addition will be added. Hours of operation are from 7:30 a.m. to 6:30 p.m. on weekdays and 8:00 a.m. to 3:00 p.m. on Saturdays. Boarding facilities are proposed in the existing garage building and a future expansion. The existing building will be remodeled, heated, and cooled. The overhead door will be removed and replaced with regular doors. The existing structure will house up to twenty-two animals and the proposed expansion will house up to twenty animals (maximum). Both structures will be fully enclosed to minimize any noise from animals. Animals will be removed from the building periodically for cleaning of the boarding January 9, 1997 SUBDIVISION ITEM NO.• 9 Cont. FILE NO-: 7-6237 areas. Animals will be moved to the rear yard area on leash and under the watch of an employee at all times. No more than three animals will be outside at any given time. All such activities will be performed during business hours with the exception of Sunday visits. Animals will need to be checked, fed, and areas cleaned each day and the Sunday visits will conform to the Saturday schedule. B. EXISTING CONDITIONS: The site currently consists of a single family house and a detached concrete block garage. The Harvest Foods entry drive is located to the north and parking lot on the west. The adjacent two parcels to the south are vacant and For Sale. Single family residential is located across Taylor Loop Road. C. NEIGHBORHOOD COMMENTS: Staff has received several calls about the development. A representative of the Westchester Neighborhood Association also called after they were noticed by staff. All calls have been informational in nature. D. PUBLIC WORKS COMMENTS: Recommend that the drive take access from existing Harvest Foods driveway to avoid spacing less than 300 feet as recommended by ordinance section 31-210. A dedication of right-of-way will be required to 45 feet from centerline for this 5 lane minor arterial. Construction of 1/2 street improvements with sidewalk as required. Grading permit will be required on this new development, if it disturbs more than one acre. Provide striping and signage plans for the development of Traffic Engineering approval. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT: Wastewater: Sewer available not adversely affected. AP&L: OK Arkla: No comment Southwestern Bell: OK Water: An acreage charge of $150/acre in addition to normal connection charges may apply for additional and/or larger meter(s). RPZ backflow prevention will be required on the domestic service. The Fire Department needs to evaluate fire protection for the site. Fire Department: Show location of hydrants. E January 9, 1997 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-6237 F. ISSUES/TECHNICAL_/DESIGN: Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. issues: ■ None outstanding Planning Division: The Land Use designation is "Transition Zone." The proposed use is consistent with the Land Use Plan. G. ANALYSIS• The applicant has redesigned the proposal to accommodate staff concerns. To date there has been no objectors from the public. The boarding facilities method of operation has been designed to mitigate the barking noise of dogs. Animals will be exercised on leash by handlers while boarding areas are being cleaned. Parking and landscaping comply with the ordinance requirements. H. STAFF RECOMMENDATIONS: APPROVAL based on the amended site plan stamped December 20, 1996. Approval is subject to conditions noted in paragraphs D, E and F of this report and the applicant's letter dated December 18, 1996. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996) Robert Brown presented the project to the Committee. The applicant was also present to answer questions. There was great deal of discussion about the possibility of the project taking access through Harvest Foods parking lot and sharing a drive on Taylor Loop Road. Mr. Brown stated that he would contact Harvest Foods but it did not seem likely that they would agree. The Committee forwarded the rezoning request to the Planning Commission meeting of January 9, 1997 for determination. January 9, 1997 SUBDIVISION ITEM NO.: 9(Cont.)FILE NO.: Z-6237 PLANNING COMMISSION ACTION: (JANUARY 9, 1997) Larry Jones presented the staff report. Robert Brown, representing the applicant, summarized the proposed rezoning. Commissioners Putnam and Brandon asked about proposed landscaping and fencing. Commissioner McCarthy asked about the previous request for a day care for this property. Mr. Max Mull, a neighbor opposed to the project, read letters from Louise Madden, John Cox and Ted Coffman in opposition. Mr. Mull is concerned about barking dogs, odors, and disposal of animal waste. Irene Mull spoke in opposition. Mr. Lichty asked staff what is the distance from this site to the nearest house. Mr. Lawson replied about 125 feet. Mr. Chester Phillips, owners of adjacent two vacant lots, stated that the proposed animal clinic would reduce the value of his land. Mr. Newton Little is opposed because of potential noise problems. Dr. LaVergne responded to the neighbors by stating that the dogs will remain indoors except when they are walked by individual handlers while the cages are cleaned. He said the indoor boarding building will be insulated to reduce noise. Mr. Danny Burleson and Danny Lancaster spoke in opposition to the proposal. They are concerned about traffic impacts on the Westchester Subdivision. Motion to approve the rezoning subject to staff conditions with the site plan to be revised to show 8 foot perimeter fencing and additional landscaping. Motion passed with 8 ayes, 1 nay and 2 absent. 4