HomeMy WebLinkAboutZ-7017-A Staff AnalysisMay 3, 2001
ITEM NO.: 8.1 FILE NO.: Z -7017-A
NAME: Hoffman Doggy Day Care - Conditional Use
Permit
LOCATION: 17,524 Kanis Road
OWNER/APPLICANT: The Estate of Maidie Shearer /
Sue Ann Hoffman
PROPOSAL: To obtain a conditional use permit for a
Pet Day Care Center with outdoor pens on
property zoned R-2, Single Family
Residential (AF Rezoning pending, see
item no. 8).
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
This 1.4 acre site is located on the north side of
Kanis Road, approximately 0.4 mile west of the City
Limit Boundary, but inside the City's Extraterritorial
Zoning Boundary.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The proposed site is zoned R-2, Single Family
Residential, and is surrounded by R-2, zoning. The area
consists primarily of large tracts of land that are
either vacant or contain single family houses. The
property surrounding this site on the north, east and
west is all part of a single estate, which was
inherited by family members.
The properties to the west and across Kanis Road to the
south and southeast are currently undeveloped. The
existing house sits 90 feet back from Kanis. The open
runs and pens would be in the rear of the house more
than 140 feet from Kanis Road. No exterior changes to
the house are proposed.
Staff believes the proposed use would be compatible
with the neighborhood.
May 3, 2001
ITEM NO.: 8.1 (Cont.) FILE NO.: Z -7017-A
There are no neighborhood associations presently
representing this area. Staff did send notices to all
residents within 300 feet that could be identified,
advising them of the public hearing. The applicant did
post the required sign on the front of the property
announcing the filing of the application.
3. ON SITE DRIVES AND PARKING:
There is an existing gravel driveway that accesses the
property from Kanis and serves a carport on the west
side of the house. It would remain as it is and provide
access and parking for the site. There is not a
specific parking standard for a kennel. Based on the
expected volume of traffic, Staff applied the standard
for Business Office of one space for every 400 square
feet of gross floor area. That requires there to be
4 parking spaces, which could be easily accommodated in
the existing driveway, carport, and area in front of
the carport.
4. SCREENING AND BUFFERS:
This site must have a six-foot high opaque screen
between it and the residentially zoned properties to
the north, east and west. Credit toward fulfilling
this requirement can be given for existing natural
dense vegetation that is able to provide the year-round
screening required.
The proposed parking area will have to be landscaped.
Areas set aside for landscaping are not shown.
An irrigation system to water landscaped areas must be
shown.
r Since this is a tree -covered site, the City Beautiful
Commission recommends preserving as many existing trees
as feasible. Extra credit toward fulfilling landscape
ordinance requirements can be given when preserving
trees of six inch caliper or larger.
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May 3, 2001 '
ITEM NO_: 8.1 (Cont.) FILE NO.: Z -7017-A
5. PUBLIC WORKS COMMENTS:
a. Kanis Road is classified on the Master Street Plan
as a minor arterial. A dedication of right-of-way
45 feet from centerline will be required.
b. Show customer parking layout.
c. 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.
d. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
e. Stormwater detention ordinance applies to this
property.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Water: Water service is not available to this
property. If water service becomes available,
installation of a reduced pressure zone backflow
preventer will be required due to the use of the
property as a kennel.
Wastewater: Sewer main extension required with
easements to serve property.
Southwestern Bell: Approved as submitted.
71RKLA : No comments received.
Entergy: No comments received.
Fire Department: Approved as submitted.
CATA: Site is not on a CAT bus route at this time.
7. STAFF ANALYSIS:
The applicant has requested a conditional use permit
for a pet day care center in an existing residential
structure with no exterior changes to the structure.
They do intend to add open runs and pens in the rear of
the structure within a chainlink fenced area.
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May 3, 2001
ITEM NO.: 8.1 (Cont.) FILE NO.: Z -7017-A
The property is located outside of the corporate city
limits but is within the City's extraterritorial
jurisdiction. The property is currently zoned R-2. An
AF rezoning request has been filed. Kennels are listed
as a conditional use in the AF zoning district.
The applicant intends to operate the pet day care from
6:30 a.m. to 6:00 p.m. Monday through Friday, with an
occasional weekend pickup by appointment only.
Overnight boarding would also be offered. No exterior
expansion of the existing structure is planned and so
siting criteria is not an issue. A fenced in area would
be added in the rear for runs and outside pens. The
proposed site is in an area consisting of large tracts
of residentially zoned land. Currently the properties
to the south, southeast, north and west are
undeveloped. The undeveloped land to the south across
Kanis is tree covered, while the rest of the
surrounding area has a scattering of trees, but is
mostly clear. The front property line does have a row
of small trees and shrubbery along it providing natural
screening. The properties surrounding this site to the
north, east and west are part of a single estate, which
the children have inherited.
While some additional traffic will be drawn to this
site, the proposed operation is small and should not
result in much of an increase in traffic.
The applicant has included a request for two types of
signage. They wish to install a ground -mounted sign six
feet tall, with a 4 foot by 4 foot face located near
the driveway entrance. The second sign desired would be
a wall sign mounted on the west end of the existing
house structure.
Staff believes this proposal would not have an adverse
impact on the surrounding area.
8. STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
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May 3, 2001
ITEM NO.: 8.1 (Cont.)
FILE NO.: Z -7017-A
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.
SUBDIVISION COMMITTEE COMMENTS:
(APRIL 12, 2001)
Sue Ann Hoffman was present representing the application.
Staff gave a brief description of the proposal and briefly
reviewed the comments provided to the applicant.
Public Works commented about providing adequate maneuvering
room for parking, stormwater detention, and the need to
address street improvements if improvement were made to the
property. They suggested paying 15% in -lieu to meet the
requirement to make street improvements if building
construction occurs.
Staff also briefly reviewed the requirement for landscaping
and screening from residentially zoned properties, and
reminded the applicant that if existing trees were
preserved, that would substitute for new landscaping.
The applicant was also reminded that if any signage was
desired it would have to be approved within the C.U.P. Staff
reminded the applicant to provide notification by certified
mail to property owners within 200 feet no later than
April 18, 2001, and that the applicant must provide
postmarked certified outgoing receipts, the abstract list of
property owners, and the original notification letter with
affidavit completed, to Staff no later than six days prior
to the public hearing.
There being no further issues, the Committee accepted the
proposal and forwarded the item to the full Commission for
final action.
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May 3, 2001
ITEM NO.: 8.1 (Cont.) FILE NO.: Z -7017-A
PLANNING COMMISSION ACTION: (MAY 3, 2001)
Sue Ann Hoffman was present representing her application.
There were no registered objectors present. Staff presented
the item with a recommendation for approval 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
modified as follows: Public Works comments c, d, and a apply
only with a building permit, and approval includes a 4 foot
by 4 foot, 6 foot tall ground sign on the east side of the
property no closer than 5 feet from the front property line,
and a wall sign mounted on the west end of the building
consuming no more than 10% of the facade. The vote was
10 ayes, 0 nays and 1 absent.
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