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HomeMy WebLinkAboutZ-7497 Staff AnalysisOctober 16, 2003 ITEM NO.: 15 FILE NO.: Z-7497 NAME: Mehaffy Short -form PD -0 LOCATION: 5401 Pinnacle Valley Road DEVELOPER: Laura Mehaffy 1900 Foreman Drive Little Rock, AR 72227 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.57 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential Veterinarian Clinic FT. NEW STREET: 0 VARIANCESIVVAIVERS REQUESTED: A variance from the minimum driveway spacing requirement. A. PROPOSAUREQUEST: The applicant proposes to develop this 3.57 -acre tract with a single 5,000 square foot veterinarian clinic. The applicant has indicated the initial construction will start small, 3,000 square feet, leaving room for expansion in the future. The proposed site plan does not include any outdoor runs or kennels and the October 16, 2003 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-7497 applicant has indicated animals will not be let out without supervision. The applicant has indicated all kennels will be fully enclosed and boarding will be primarily for patients. The applicant is proposing a six-foot privacy fence in the rear yard area to assist in the control of noise from the site. The applicant has also indicated noise will be controlled with acoustical ceilings on the inside. The applicant has indicated odor can be easily controlled with thorough cleaning and proper ventilation. The applicant has also indicated these items can be controlled by the allowance of a buffer zone on the east and west sides of the property. The applicant has also indicated the dumpster will be located on the western side behind the building to allow the greatest distance between the existing single-family homes. The applicant proposes the hours of operation to be from 7:30 am to 5:30 pm Monday through Friday and 8:00 am to 12:00 pm on Saturday. The applicant has indicated there will be limited visits to the site after these hours; only to check on patients when needed. The applicant anticipates hiring one staff person initially with the addition of up to five employees in the future. The applicant has indicated the building will be constructed of materials that will compliment the area. The applicant has indicated the building will be constructed with a gable roof in a residential style that would fit in with the context of the neighborhood and property. The applicant has stated the building construction will not be a metal building. B. EXISTING CONDITIONS: The site is more deep than it is wide and contains an existing single-family home. The front of the tract contains a scattering of trees while the rear of the site is somewhat steep and is tree covered. There is a single-family subdivision located to the east of the site with a vacant wooded area located to the north and west. The area across Pinnacle Valley Road contains a single-family home adjacent to a creek. There are non-residential uses located along Cantrell Road in near proximity to this site. The homes located along Pinnacle Valley Road are somewhat scattered with homes located on acreage. C. NEIGHBORHOOD COMMENTS: The Secluded Hills Property Owners Association and the Westbury Neighborhood Association, all residents who could be identified located within 340 -feet of the site and all owners of property located within 200 -feet of the site were notified of the public hearing. As of this writing, staff has not received any comment from area residents. r7 October 16, 2003 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-7497 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Pinnacle Valley Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Design plans for widening and improving Pinnacle Valley have been prepared. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affect. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: A 10 -foot utility easement is required along the perimeter of the site. Contact SBC at 373-5112 for additional details. Central Arkansas Water: Contact Central Arkansas Water if additional water service is needed. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. This device shall be installed prior to any outlet. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431, if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. 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 Planned Development - Office for a veterinary clinic. The request does not require a change to the Land Use Plan. 3 October 16, 2003 SUBDIVISION ITEM NO.: 15 Cont_ FILE NO.: Z-7497 CiIY Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an action statement of preserving the Highway 10 Design Overlay District. Landscape: Areas set-aside for buffers and landscaping meet with ordinance requirements. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern and western perimeters. Screening requirements along the northern perimeter appear to be satisfied with the existing large on-site wooded area. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) The applicant was present representing the request. Staff stated the request was to rezone the site from R-2 to PD -O to allow a veterinarian clinic to locate on the site. Staff stated the applicant was not requesting any outdoor runs or kennels as a part of the development. Staff requested the applicant provide an elevation of the proposed building complete with construction materials. Public Works comments were addressed. Staff stated there were issues related to the driveway location that were not mentioned in the write-up. Staff stated the applicant should relocate the drive to the center of the property away from the property line. The applicant indicated the side location was the most desirable to allow for potential future development of the property locate to the north. Staff suggested the applicant consider designing the drive to be in the center and stili allow for the future access. There were questions concerning the timing and the street construction. Staff stated if the applicant "pulled" a building permit prior to the opening of bids for the construction of Pinnacle Valley Road then the applicant would be required to construct one-half street improvements. Staff stated an in -lieu contribution would possible be accepted. Landscaping comments were addressed. Staff noted the areas set aside for buffers appeared to meet with ordinance requirements. Staff stated screening would be required along the east and west property lines. Staff stated screening could be accomplished through dense evergreen plantings. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. D October 16, 2003 SUBDIVISION ITEM NO.: 15(Cont.)FILE NO.: Z-7497 H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant has indicated all building setback dimensions, areas set aside for buffers and landscaping and the proposed screening. The applicant has indicated screening will be provided along the eastern and western perimeters. The applicant has indicated signage will comply with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Staff is supportive of the proposed screening and signage. The applicant has relocated the drive away from the property line. The proposed driveway will require a waiver of ordinance requirements to allow the reduced driveway spacing (criteria - 150 -feet from the property line). Staff is supportive of the request. The site has some constraints related to the property frontage; a large drainage easement and the proposed realignment of Pinnacle Valley Road. The applicant has indicated a dedication of right-of-way will be made to the city as requested (55 -feet from centerline). The applicant is requesting an in --lieu contribution for street construction. Staff is supportive of the requested in -lieu contribution. The applicant has indicated the building will be constructed of materials that will compliment to the area. The applicant has indicated the building will be constructed with a gable roof in a residential style that would fit in with the context of the neighborhood and property. The applicant proposes the building will be constructed of siding and brick veneer with a shingled roof. Staff is supportive of the proposed building materials and design. The applicant has indicated there is not a Bill of Assurance in effect for the property. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to rezone the site PD -0 to allow a veterinarian clinic to locate on the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested in -lieu contribution for street construction. Staff recommends approval of the request to allow reduced driveway spacing. 5 El October 16, 2003 SUBDIVISION ITEM NO.: 15 Co PLANNING COMMISSION ACTION: FILE NO.: Z-7497 (OCTOBER 16, 2003) The applicant was present representing the request. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested in -lieu contribution for street construction and a recommendation of approval of the request to allow reduced driveway spacing. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. D FILE NO.: Z-7497 NAME: Mehaffy Short -form PD -O LOCATION: 5401 Pinnacle Valley Road DEVELOPER: Laura Mehaffy 1900 Foreman Drive Little Rock, AR 72227 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 3.57 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential E • Veterinarian Clinic FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: A variance from the minimum driveway spacing requirement. A. PROPOSAUREQUEST: The applicant proposes to develop this 3.57 -acre tract with a single 5,000 square foot veterinarian clinic. The applicant has indicated the initial construction will start small, 3,000 square feet, leaving room for expansion in the future. The proposed site plan does not include any outdoor runs or kennels and the FILE NO.: Z-7497 Cont. applicant has indicated animals will not be let out without supervision. The applicant has indicated all kennels will be fully enclosed and boarding will be primarily for patients. The applicant is proposing a six-foot privacy fence in the rear yard area to assist in the control of noise from the site. The applicant has also indicated noise will be controlled with acoustical ceilings on the inside. The applicant has indicated odor can be easily controlled with thorough cleaning and proper ventilation. The applicant has also indicated these items can be controlled by thello ahas also buffer zone on the east and west sides of the property. The app licant indicated the dumpster will be located on the western side behind the building to allow the greatest distance between the existing single-family homes. The applicant proposes the hours of operation to be from 7:30 am to 5:30 pm Monday through Friday and 8:00 am to 12:00 pm on Saturday. The applicant has indicated there will be limited visits to the site after these hours; only to check on patients when needed. The applicant anticipates hiring one staff person initially with the addition of up to five employees in the future. The applicant has indicated the building will be constructed of materials that will compliment the area. The applicant has indicated the building will be constructed with a gable roof in a residential style that would fit in with the context of the neighborhood and property. The applicant has stated the building construction will not be a metal building. B. EXISTING CONDITIONS: The site is more deep than it is wide and contains an existing single-family home. The front of the tract contains a scattering of trees while the rear of the site is somewhat steep and is tree covered. There is a single-family subdivision located to the east of the site with a vacant wooded area located to the north and west. The area across Pinnacle Valley Road contains a single-family home adjacent to a creek. There are non-residential uses located along Cantrell Road in near proximity to this site. The homes located along Pinnacle Valley Road are somewhat scattered with homes located on acreage. C. NEIGHBORHOOD COMMENTS: The Secluded Hills Property Owners Association and the Westbury Neighborhood Association, all residents who could be identified located within 300 -feet of the site and all owners of property located within 200 -feet of the site were notified of the public hearing. As of this writing, staff has not received any comment from area residents. FILE NO.: Z-7497 Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: I. Pinnacle Valley Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Design plans for widening and improving Pinnacle Valley have been prepared. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affect. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: A 10 -foot utility easement is required along the perimeter of the site. Contact SBC at 373-5112 for additional details. Central Arkansas Water: Contact Central Arkansas Water if additional water service is needed. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. This device shall be installed prior to any outlet. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431, if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAL/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 Planned Development - Office for a veterinary clinic. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z-7497 Cont. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an action statement of preserving the Highway 10 Design Overlay District. Landsca e: Areas set-aside for buffers and landscaping meet with ordinance requirements. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern and western perimeters. Screening requirements along the northern perimeter appear to be satisfied with the existing large on-site wooded area. An irrigation system to water landscaped areas will be required. G. SUBDIVISION COMMITTEE COMMENT: (September 25, 2003) The applicant was present representing the request. Staff stated the request was to rezone the site from R-2 to PD -0 to allow a veterinarian clinic to locate on the site. Staff stated the applicant was not requesting any outdoor runs or kennels as a part of the development. Staff requested the applicant provide an elevation of the proposed building complete with construction materials. Public Works comments were addressed. Staff stated there were issues related to the driveway location that were not mentioned in the write-up. Staff stated the applicant should relocate the drive to the center of the property away from the property line. The applicant indicated the side location was the most desirable to allow for potential future development of the property locate to the north. Staff suggested the applicant consider designing the drive to be in the center and still allow for the future access. There were questions concerning the timing and the street construction. Staff stated if the applicant "pulled" a building permit prior to the opening of bids for the construction of Pinnacle Valley Road then the applicant would be required to construct one-half street improvements. Staff stated an in -lieu contribution would possible be accepted. Landscaping comments were addressed. Staff noted the areas set aside for buffers appeared to meet with ordinance requirements. Staff stated screening would be required along the east and west property lines. Staff stated screening could be accomplished through dense evergreen plantings. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. 4 FILE NO.: 7-7497 Cant. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the September 25, 2003 Subdivision Committee meeting. The applicant has indicated all building setback dimensions, areas set aside for buffers and landscaping and the proposed screening. The applicant has indicated screening will be provided along the eastern and western perimeters. The applicant has indicated signage will comply with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Staff is supportive of the proposed screening and signage. The applicant has relocated the drive away from the property line. The proposed driveway will require a waiver of ordinance requirements to allow the reduced driveway spacing (criteria - 150 -feet from the property line). Staff is supportive of the request. The site has some constraints related to the property frontage; a large drainage easement and the proposed realignment of Pinnacle Valley Road. The applicant has indicated a dedication of right-of-way will be made to the city as requested (55 -feet from centerline). The applicant is requesting an in -lieu contribution for street construction. Staff is supportive of the requested in -lieu contribution. The applicant has indicated the building will be constructed of materials that will compliment to the area. The applicant has indicated the building will be constructed with a gable roof in a residential style that would fit in with the context of the neighborhood and property. The applicant proposes the building will be constructed of siding and brick veneer with a shingled roof. Staff is supportive of the proposed building materials and design. The applicant has indicated there is not a Bill of Assurance in effect for the property. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to rezone the site PD -O to allow a veterinarian clinic to locate on the site. L STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends approval of the requested in -lieu contribution for street construction. Staff recommends approval of the request to allow reduced driveway spacing. 4 FILE NO.: Z -T497 Cont. PLANNING COMMISSION ACTION: (OCTOBER 16, 2003) The applicant was present representing the request. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the requested in -lieu contribution for street construction and a recommendation of approval of the request to allow reduced driveway spacing. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 0 ITEM NO.: 15 FILE NO.: Z-7497 NAME: Mehaffy Short -form PD -O ` LOCATION: 5401 Pinnacle Valley Road art- q Q 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 details of any proposed signage on the site plan (height/area/location). 3. Provide all building setbacks on the proposed site plan. 4. Provide details of any proposed fencing along with details (height/construction material/location). 5. Any site lighting must be low level and directional, directed inward away from adjoining residentially zoned properties. 6. Provide an elevation of the proposed building along with the proposed construction materials. Variance/Waivers: 1. None requested. Public Works: p. __ hum' t" _ " `4a. �" l�; 1. Pinnacle Valley Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. Design plans for widening and improving Pinnacle Valley have been prepared. Utilities and Fiii Department/County Planning: L- Wastewater: Sewer available, not adversely affect. Entergy: No comment received. 5S bt. Center -Point Energy: Approved as submitted. 9� SBC: A 10 -foot utility easement is required along the perimeter of the site. Contact SBC at 373-5112 for additional details. Central Arkansas Water: Contact Central Arkansas Water if additional water service is needed. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. This device shall be installed prior to any outlet. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992- 2431, if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. Countv Planninq: 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 Planned Development - Office for a veterinary clinic. The request does not require a change to the Land Use Plan. CitV Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The Sustainable Natural Environment goal listed an action statement of preserving the Highway 10 Design Overlay District. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the eastern and western perimeters. Screening requirements along the northern perimeter appear to be satisfied with the existing large on-site wooded area. An irrigation system to water landscaped areas will be required. Revised plat/pl Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, October 1, 2003.