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HomeMy WebLinkAboutZ-6924 Staff AnalysisOctober 26, 2000 ITEM NO.: 12 FILE NO.: Z-6924 NAME: Allpets Animal Clinic - Conditional Use Permit LOCATION: 5508 Kavanaugh Blvd. OWNER/APPLICANT: Greer H. & Mary Mawatta Lile / Tim Paladino PROPOSAL: To obtain a conditional use permit for an �. animal veterinary clinic to be placed in an existing house zoned 0-3, General Business, located at 5508 Kavanaugh Blvd. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the north side of Kavanaugh Boulevard, two lots west of Polk Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned 0-3, General Office, and surrounded by a wide mix of zoning and uses. The zoning to the east and south across Kavanaugh is C-3, General Commercial. On the west side is C-1, Neighborhood Commercial zoning, and to the north the zoning is R-2, Single Family Residential. There is a day care center next door to the east and a restaurant next door to the west. A large grocery store is being rebuilt across the street to the south. Many other commercial and office uses exist nearby along Kavanaugh. To the north, however, residential homes do abut this proposed site. Because of the small size of this proposed operation and reported low volume traffic, Staff believes this proposed use would be compatible with the area since it would be all inside, with no outside kennel, pens, or walk areas. The Heights Neighborhood Association, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. October 26, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO._ Z-6924 3. ON SITE DRIVES AND PARKING: There is one existing driveway along the east side of the property that provides access onto Kavanaugh. It would remain. Three cars could be parked along the side of the building on that driveway. The applicant proposes to add a handicap accessible parking space in the front of the building. There is also on -street parking available along Kavanaugh. The use would generate a requirement for six parking spaces. The ordinance requires six unobstructed spaces for each doctor. The site plan only provides two unobstructed parking spaces, and two more stacked spaces. Therefore, a variance for reduced on-site parking would be required. This would be in character for this part of Kavanaugh. 4. SCREENING AND BUFFERS: An on-site land use buffer 9 feet in width with a 6 foot high opaque screen, preferably a wooden fence with its face side directed outward, is required along the northern perimeter of the site. Additionally, a 9 foot wide street landscape buffer is required along Kavanaugh Blvd. A 9 foot wide landscape strip is required west and east of the proposed new vehicular use area. The proposed parking area behind the building would require the removal of several large trees. 5. PUBLIC WORKS COMMENTS: a. Kavanaugh is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. b. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. c. Plans of all work in right-of-way shall be submitted for approval prior to start of work. d. Stormwater detention ordinance applies to this property. 2 October 26, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6924 6. UTILITY, FIRE DEPT., AND CATA COMMENTS: Water: Installation of an RPZ backflow preventer will be required for an animal hospital. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: No comments received. Entergy: Approved as submitted. Fire Department: Approved as submitted. LATA: Site is on bus route #1 and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for an animal veterinary clinic to be placed in an existing structure zoned 0-3, General Business. All uses would be inside with no exterior kennel, pens, or walk areas. Currently a photography studio is located in the building. The clinic would operate Monday through Friday, 7:30 a.m. to 7:00 p.m., and Saturday 8:00 a.m. to noon. The applicant has stated that he would be the only doctor and would have only three fulltime employees including himself. He also stated that usually there are only two, and occasionally three customers there at any time. Most customers drop off or pick up an animal and don't stay long. No exterior changes are being made to the building so siting is not an issue. The only additional parking is in the front. The original site plan showed turning the whole back yard into a parking area. Staff suggested that not be done to preserve three mature trees in the back, plus provide more of a buffer to the residences to the north by keeping cars from there. The site is small. The use would generate a requirement for six parking spaces. The ordinance requires. six unobstructed spaces for each doctor. The site plan only provides two 3 October 26, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6924 unobstructed parking spaces, and two more stacked spaces. Therefore, a variance for reduced on-site parking would be required. On -street parking is available adjacent to and nearby this site. This would be in character and normal for this part of Kavanaugh. Staff believes the proposed use would be compatible with the area and reasonable for.this site as long as no outside activities occur. Animal noise in the back yard could disturb the neighbors to the north. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b_ Comply with Public Works Comments. c. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. Staff also recommends approval of the variance for reduced on-site parking as shown on the site plan. SUBDIVISION COMMITTEE COMMENTS: (OCTOBER 5, 2000) Dr. Tim Paladino was present representing his application. Staff gave a brief description of the proposal, briefly reviewing the comments provided to the applicant. The discussion concerned mainly the landscape and buffer requirements and how that would affect the proposed parking plan. Staff commented that the side setbacks could be reduced by 25% to 6.7 feet since this is a "mature" area. It was noted that the parking would have to be redesigned. Mr. Lawson, Planning Director, stated he wanted to look at the site and then Staff would discuss with the applicant how to revise the site plan. The requirement for a RPZ backflow preventer was also mentioned. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. 4 October 26, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6924 PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) Dr. Tim Paladino was present representing his application. There were no registered objectors present. Staff presented the item with a recommendation for approval, to include the variance for reduced on-site parking, subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations. The vote was 10 ayes, 0 nays and 1 absent. 5