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HomeMy WebLinkAboutZ-6237-A Staff AnalysisFILE NO.: Z -6237-A NAME: LaVergne Revised Short -form POD LOCATION: 14104 Taylor Loop Road DEVELOPER: Rene LaVergne 14104 Taylor Loop Road Little Rock, AR 72223 ENGINEER: Development Consultants Inc. 2200 North Rodney Parham Road Little Rock, AR 72212 AREA: 0.50 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -0 ALLOWED USES: Veterinary clinic PROPOSED ZONING: Revised PD -O PROPOSED USE: Veterinary clinic VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,404 adopted by the Little Rock Board of Directors on February 18, 1997 established La Vergne Veterinary Clinic Short -form PD -0 located at 14104 Taylor Loop Road. The applicant proposed to utilize an existing 1,314 square foot single story frame house as a veterinary clinic. An existing 520 square foot block garage would be used as an indoor boarding facility for 22 dogs. The applicant proposed to remodel both structures and identified an area for future expansion. FILE NO.: Z -6237-A (Cont. There were to be no animals outdoors without a caregiver and no outdoor runs or kennels. The applicant indicated with the proposed future expansion area there would be an addition of twenty animals on site (42 total). All structures were to be fully enclosed to minimize any noise from animals. 0 0 C X PROPOSAL/REQUEST: The applicant is now pr development to allow a previously approved. Th additional storage space felines. The applicant has apply to the site. EXISTING CONDITIONS - posing to revise the previously approved planned two-story addition opposed to the single story addition B proposed second floor area would be utilized as and provide additional space for boarding area for indicated all other previous conditions will continue to The site contains a veterinary clinic with a two car parking pad located in the front with additional parking in the rear. To the south of the site is a vacant lot and a structure currently being used as a residential unit and a single -chair beauty salon. The area to the west of the site is a retail development containing an antique/home furnishing store and restaurant. The area to the east of the site remains as single-family homes and one office development has located southeast of the site. Taylor Loop Road is an unimproved roadway, which is scheduled to be improved as a part of the recently approved bond issue. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The Westchester/Heatherbrae Neighborhood Association, the Charleston Heights/North Rahling Road Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All previous comments on the proposal apply to this minor revision (building expansion). 2. Storm water detention ordinance applies to this expansion. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. K FILE NO.: Z -6237-A (Cont. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: All driveways shall be at least 20 -feet in width. Place fire hydrant per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a revision of a Planned Office Development for a proposed expansion. The request does not require a change to the Land Use Plan. Landscape: The width of the proposed landscape strip along the southern perimeter is slightly less than the six (6) nine (9) inch minimum allowed by the landscape ordinance and the nine (9) feet minimum allowed by the zoning ordinance. Ci Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan does not list goals, objectives, or action statements relevant to this case. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Rene La Vergne was present representing the request. Staff stated the site was previously approved as a PD -O to allow an existing structure to be converted to a veterinary clinic. Staff stated the previous approval allowed for a single -story addition and the applicant was now requesting a two story addition. Staff requested the applicant provide an elevation of the proposed addition. Staff stated the primary concerns were aesthetic and the fit to the neighborhood. 3 FILE a Z -6237-A (Cont. Staff also requested any modifications to the approved days and hours of operation or conditions of the previous approval. Public Works comments were addressed. Staff noted all previous conditions would apply to the site. Staff also noted storm water detention would apply to the expansion area. Landscaping comments were addressed. Staff noted the previous approval was under the old ordinance and the indicated buffers did not meet with the current ordinance requirement. Staff noted the proposed buffer was three inches shy of the minimum six foot nine inch buffer required by the Landscape Ordinance. Staff stated they did not feel with the three inch deficiency the applicant would be required to make application to the City Beautiful Commission. Staff noted the required land use reduce this area appropriate. buffer would be nine feet. Staff stated the Commission could to the six feet five inches if they deemed the existing buffer There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated there will be no change to the days and hours of operation and there will not be any outdoor runs or kennels located on the site. The applicant is requesting a reduction in the required land use buffer. The site was redeveloped under the "old" ordinance, which required a minimum of six foot landscape strip. Adjacent to the existing structure there is a six feet five inch landscape strip. The proposed addition was previously approved with the reduced strip. The only difference is that the structure will now be a two story structure. The applicant owns the adjoining vacant lot but does not have immediate plans for development. The adjoining property is zoned R-2, Single- family and is shown on the City's Future Land Use Plan as Transitional. This would allow the site to develop as a non-residential use through the planned development process if not developed as single-family. Staff feels the reduced strip will not have any adverse impact on the adjoining property. The applicant has indicated the parking lot expansion will maintain the minimum six feet nine inch landscape strip. The applicant has indicated the second story addition will be constructed with a pitched roof maintaining the existing pitch. The building materials will be similar to the existing structure. The applicant has indicated upon completion siding will be placed on the entire structure. The second story addition will also have windows and openings to allow natural light into the area. 4 FILE NO.: Z -6237-A Cont. Staff is supportive of the proposed request. The applicant has indicated the new construction will be architecturally compatible with the existing structure and the building materials will be similar in composition to the existing building. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed addition should have minimal to no adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow the landscape/buffer strip along the southern perimeter to be reduced to 6.5 feet. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff presented a recommendation of approval of the requested variance to allow the landscape/buffer strip along the southern perimeter to be reduced to 6.5 feet. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 December 4, 2003 ITEM NO.: 17 FILE NO.: Z -6237-A NAME: Lavergne Revised Short -form POD LOCATION: 14104 Taylor Loop Road DEVELOPER: Rene Lavergne 14104 Taylor Loop Road Little Rock, AR 72223 ENGINEER: Development Consultants Inc. 2200 North Rodney Parham Road Little Rock, AR 72212 AREA: 0.50 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PD -0 ALLOWED USES: Veterinary clinic PROPOSED ZONING: Revised PD -0 PROPOSED USE: Veterinary clinic FT, NEW STREET: 0 VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,404 adopted by the Little Rock Board of Directors on February 18, 1997 established La Vergne Veterinary Clinic Short -form PD -0 located at 14104 Taylor Loop Road. The applicant proposed to utilize an existing 1,314 square foot single story December 4, 2003 SUMVISION ITEM NO.: 17(Cont.)PILE NO.: Z-623 -A frame house as a veterinary clinic. An existing 520 square foot block garage would be used as an indoor boarding facility for 22 dogs. The applicant proposed to remodel both structures and identified an area for future expansion. There were to be no animals outdoors without a caregiver and no outdoor runs or kennels. The applicant indicated with the proposed future expansion area there would be an addition of twenty animals on site (42 total). All structures were to be fully enclosed to minimize any noise from animals. A. PROPOSAL/REQUEST: The applicant is now proposing to revise the previously approved planned development to allow a two-story addition opposed to the single story addition previously approved. The proposed second floor area would be utilized as additional storage space and provide additional space for boarding area for felines. The applicant has indicated all other previous conditions will continue to apply to the site. B. EXISTING CONDITIONS: The site contains a veterinary clinic with a two car parking pad located in the front with additional parking in the rear. To the south of the site is a vacant lot and a structure currently being used as a residential unit and a single -chair beauty salon. The area to the west of the site is a retail development containing an antique/home furnishing store and restaurant. The area to the east of the site remains as single-family homes and one office development has located southeast of the site. Taylor Loop Road is an unimproved roadway, which is scheduled to be improved as a part of the recently approved bond issue. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The Westchester/Heatherbrae Neighborhood Association, the Charleston Heights/North Rahling Road Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. 2 December 4, 2003 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -5237-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All previous comments on the proposal apply to this minor revision (building expansion). 2: Storm water detention ordinance applies to this expansion. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Enemy: Approved as submitted. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department'. All driveways shall be at least 20 -feet in width. Place fire hydrant per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District, The Land Use Plan shows Transition for this property. The applicant has applied for a revision of a Planned Office Development for a proposed expansion. The request does not require a change to the Land Use Plan. 3 December 4, 2003 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-6237-8 G H Landscape: The width of the proposed landscape strip along the southern perimeter is slightly less than the six (6) nine (9) inch minimum allowed by the landscape ordinance and the nine (9) feet minimum allowed by the zoning ordinance. City _Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan does not list goals, objectives, or action statements relevant to this case. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Rene La Vergne was present representing the request. Staff stated the site was previously approved as a PD -O to allow an existing structure to. be converted to a veterinary clinic. Staff stated the previous approval allowed for a single -story addition and the applicant was now requesting a two story addition. Staff requested the applicant provide an elevation of the proposed addition. Staff stated the primary concerns were aesthetic and the fit to the neighborhood. Staff also requested any modifications to the approved days and hours of operation or conditions of the previous approval. Public Works comments were addressed. Staff noted all previous conditions would apply to the site. Staff also noted storm water detention would apply to the expansion area. Landscaping comments were addressed. Staff noted the previous approval was under the old ordinance and the indicated buffers did not meet with the current ordinance requirement. Staff noted the proposed buffer was three inches shy of the minimum six foot nine inch buffer required by the Landscape Ordinance. Staff stated they did not feel with the three inch deficiency the applicant would be required to make application to the City Beautiful Commission. Staff noted the required land use buffer would be nine feet. Staff stated the Commission could reduce this area to the six feet five inches if they deemed the existing buffer appropriate. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated there will be no change to the days and hours of operation and there will not be any outdoor runs or kennels located on the site. 4 December 4, 2003 SUBDIVISION ITEM NO.: 17 (Cont_) FILE NO.: Z -6237-A The applicant is requesting a reduction in the required land use buffer. The site was redeveloped under the "old" ordinance, which required a minimum of six foot landscape strip. Adjacent to the existing structure there is a six feet five inch landscape strip. The proposed addition was previously approved with the reduced strip. The only difference is that the structure will now be a two story structure. The applicant owns the adjoining vacant lot but does not have immediate plans for development. The adjoining property is zoned R-2, Single- family and is shown on the City's Future Land Use Plan as Transitional. This would allow the site to develop as a non-residential use through the planned development process if not developed as single-family. Staff feels the reduced strip will not have any adverse impact on the adjoining property. The applicant has indicated the parking lot expansion will maintain the minimum six feet nine inch landscape strip. The applicant has indicated the second story addition will be constructed with a pitched roof maintaining the existing pitch. The building materials will be similar to the existing structure. The applicant has indicated upon completion siding will be placed on the entire structure. The second story addition will also have windows and openings to allow natural light into the area. Staff is supportive of the proposed request. The applicant has indicated the new construction will be architecturally compatible with the existing structure and the building materials will be similar in composition to the existing building. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed addition should have minimal to no adverse impact on the adjoining properties. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested variance to allow the landscape/buffer strip along the southern perimeter to be reduced to 6.5 feet. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. December 4, 2003 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z -6237-A Staff presented a recommendation of approval of the requested variance to allow the landscape/buffer strip along the southern perimeter to be reduced to 6.5 feet. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. L ITEM NO.: 17 NAME: LeVergne Revised Short -form POD LOCATION: 14104 Taylor Loop Road FILE NO.: Z -6237-A 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 the maximum building height. 3. Will there be any changes to the previously approved conditions of the site, outdoor runs, change in the hours of operation etc ? 4. Provide an elevation of the proposed building. n, IVY Variance/Waivers. 1. None requested. � Public Warks: 1. All previous comments on the proposal apply to this minor revision (building expansion). 2. Storm water detention ordinance applies to this expansion. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved roved as submitted. �Y Center Pornt Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: All driveways shall be at least 20 -feet in width. Place fire hydrant per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a revision of a Planned Office Development for a proposed expansion. The request does not require a change to the Land Use Plan. Landscape: The width of the proposed landscape strip along the southern perimeter is slightly less than the six (6) nine (9) inch minimum allowed by the landscape ordinance and the nine (9) feet minimum allowed by the zoning ordinance. Revised!p at/plan_ Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 12, 2003.