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HomeMy WebLinkAboutZ-7701-A Staff AnalysisFILE NO.: Z -7701-A NAME: Mosley Revised Short -form PD -C LOCATION: Located at 14309 Kanis Road DEVELOPER: Steve Mosley 14309 Kanis Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 1.11 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -C ALLOWED USES: Dog Kennel and grooming facility PROPOSED ZONING: Revised PD -C PROPOSED USE: Dog Kennel and grooming facility — increase the number of kennel spaces from 30 to 70 kennel spaces VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: On August 26, 2004, the Little Rock Planning Commission reviewed a request to allow the redevelopment of the site as a dog kennel and grooming facility. The applicant indicated there would be approximately 30 stalls within the enclosed building. The applicant indicated there would be no outdoor runs or kennels located on the site. The proposed hours of operation were from 6:00 am to 6:00 pm seven days per week. The applicant did not propose any exterior modifications to the site. All existing parking was to be maintained and no new on-site paved areas would be added. The applicant indicated one-half street improvements would be put in place for an existing 40 -foot right-of-way located along the eastern property line. FILE NO.: Z -7701-A The Little Rock Board of Directors adopted Ordinance No. 19,203 on October 5, 2004, rezoning this site from R-2, Single-family to PD -C. A. PROPOSAL/REQUEST: The applicant is now proposing to increase the number of kennel spaces allowed on the site. The previously approval allow for approximately 30 kennel stalls all contained within the existing structure. The applicant is requesting the total number be increased to 70 kennel stalls. The previous approval also did not allow for outdoor runs or kennels and all dogs were to be leashed for outdoor activities. The applicant is requesting the placement of six pens located along the southwest portion of the site for outdoor activities. The applicant has indicated the dogs will be left alone in these areas for 20 to 30 minutes to allow outdoor activities and exercise for the dogs. The applicant has also proposed an area of covered kennels along the rear of the building extending most of the length of the structure. The applicant has indicated all other provisions of the PD -C remain in effect. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site contains a recently renovated industrial building, the former FMC manufacturing company. South of the site is an area currently zoned MF -6 which once housed several manufactured homes; this site is now vacant with the exception of one unit. North of the site are single-family homes along with a non -conforming retail shop. North and west of the site are vacant R-2, Single-family zoned properties. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received two informational phone calls from area residents. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association along with all property owners located within 200 -feet of the site and all residents located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Right-of-way was never dedicated as conditioned by previous replatting, 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. 2. Right-of-way was never dedicated as conditioned by previous replatting, the proposed land use would classify the undeveloped road to the south on the 4 E. F Master Street Plan as a commercial street. Dedication of right-of-way 30 feet from centerline will be required. 3. Radial dedication of right-of-way at undeveloped Road was never dedicated as conditioned by radial dedication of right-of-way is required at tl undeveloped, platted street. 4. The existing driveway should be relocated west when Master Street Plan improvements occur. road to the south and Kanis previous replatting, 30 foot e intersection of Kanis and to the shared drive location UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: Approved as submitted. CATA: The site is not located near a dedicated CATA Bus Route. ISSUES/TECHNICAUDESIGN: Planninq Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a revision to a Planned Commercial Development for the expansion of a kennel. This site was the subject of a Land Use Plan Amendment in August 2004 for this original use and was reviewed by the Planning Commission at that time. The request does not require a change to the Land Use Plan. 3 FILE NO._ Z -7701-A (Cont. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and is built to a two-lane section at this time. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: The closest bikeway shown is along Kirby Road and extends south of Kanis Road. It is approximately one-quarter mile from the application. It is a Class Three bikeway, which shares the pavement with the automobiles and only has special signage designating the route. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Because of the size of the building expansion proposed, an upgrade in landscaping in the amount of thirty-one percent (31 %) toward compliance with the landscape ordinance will be required. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating the request was an enforcement case. Staff stated the Commission approved a development in August 2004, to allow an existing building to be utilized as a grooming and boarding facility. Staff stated the total number of kennel spaces approved was 30 spaces with no outdoor activity. Staff stated the site currently contained 70 kennel spaces as well as outdoor runs and pens. Public Works comments were addressed. Staff stated right-of-way was not dedicated as required by the previous approval for the undeveloped roadway to the east and for Kanis Road. Staff also stated the existing driveway should be relocated to the west and be a shared driveway at the time Kanis Road improvements are constructed. Landscaping comments were addressed. Staff stated landscaping upgrades would be required based on the building expansion which had been completed. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were few outstanding issues associated with the proposed request raised at the October 20, 2005, Subdivision Committee meeting. The applicant has 4 FILE NO.: Z -7701-A indicated dedication of right-of-way will be provided per Public Works comments. The applicant has also indicated landscaped areas currently located on the site. The landscaped areas include a small upgrade based on the building construction but do not include the total 31 % upgrade required. The applicant is proposing to increase the number of kennel spaces allowed on the site from 30 kennel stalls, all contained within the existing structure, to 70 kennel stalls. The applicant is also requesting the placement of six pens located along the southwest portion of the site for outdoor activities. The applicant has indicated the dogs will be left alone in these areas for 20 to 30 minutes to allow outdoor activities and exercise for the dogs. The applicant is also requesting an area of outdoor runs and covered kennels along the rear of the building, extending most of the length of the structure. Staff is not supportive of the applicant's request. The original approval allow for a grooming facility and a limited number of kennel stalls. Staff felt this would be a low volume, low traffic generation business and an acceptable reuse of a former industrial building. Staff feels the current proposal is too intense for the area. The proposed operation is somewhat similar to an animal pound or kennel, a public or private facility including outside runs for enclosure of animals, especially stray or unlicensed pets or for pets being boarded for short periods of time. The number of kennels being proposed is similar to the number of stalls available at the City's kennel or the Pulaski County Humane Society. This use is a by -right use in the 1-2 zoning district and as a conditional use in the C-4 zoning district. Staff does not feel this location is an appropriate location for an intense commercial or industrial use as being proposed. The use as proposed will negatively impact the viability of developing single-family homes on the nearby R-2 zoned properties. Staff feels the development should remain as was previously approved. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Pat McGetrick was present represent the request. There were no registered objectors present. Staff presented the item with a recommendation of denial of the request. Mr. McGetrick stated the applicant had taken an abandoned industrial building and converted the building into a kennel. He stated when the applicant began the renovations he discovered there was room for 70 stalls. He stated the development should in no way be compared to the pound or the Humane Society. He stated the units all had television sets for the animals and each was decorated with a theme. He stated the development was never to have grooming as the primary service. He stated grooming was an activity provided prior to the animals being picked up by their owners. FILE NO.: Z -7701-A Mr. McGetrick stated there were six pens for outdoor activities. He stated the animals were allowed to go outdoors to potty and were then returned to their stalls. He stated the animals were taken out three times per day and were kept in a pen, which had a six-foot fence. He stated no animal was left outdoors overnight and the outdoor runs were closed at night. He stated the potty areas were cleaned often. He stated the waste was bagged and disposed of properly. There was a general discussion concerning the proposed development and the previous application and approval. The Commission stated staff would not have supported the original application if the request would have been for 70 animals. The applicant stated the number was a miscommunication. He stated based on the size of the building 30 animals would not cash flow the business. There was a question as to if approved would the use be limited to the current owner. The applicant agreed this would not be a transferable use. A motion was made to approve the request as amended. The motion failed by a vote of 4 ayes, 5 noes and 2 absent. 0 November 10, 2005 ITEM NO.: 15 NAME: Mosley Revised Short -form PD -C LOCATION: Located at 14309 Kanis Road DEVELOPER: Steve Mosley 14309 Kanis Road Little Rock, AR 72211 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 1.11 acres CURRENT ZONING ALLOWED USES: NUMBER OF LOTS: 1 P D -C FILE NO.: Z -7701-A FT. NEW STREET: 0 Dog Kennel and grooming facility PROPOSED ZONING: Revised PD -C PROPOSED USE: Dog Kennel and grooming facility — increase the number of kennel spaces from 30 to 70 kennel spaces VARIAN CESNVAIVERS REQUESTED: None requested. BACKGROUND: On August 26, 2004, the Little Rock Planning Commission reviewed a request to allow the redevelopment of the site as a dog kennel and grooming facility. The applicant indicated there would be approximately 30 stalls within the enclosed building. The applicant indicated there would be no outdoor runs or kennels located on the site. The proposed hours of operation were from 6:00 am to 6:00 pm seven days per week. The applicant did not propose any exterior modifications to the site. All existing parking was to be maintained and no new on-site paved areas would be added. The applicant indicated one-half street improvements would be put in place for an existing 40 -foot right-of-way located along the eastern property line. November 10, 2005 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7701-A The Little Rock Board of Directors adopted Ordinance No. 19,203 on October 5, 2004, rezoning this site from R-2, Single-family to PD -C. A. PROPOSAL/REQUEST: The applicant is now proposing to increase the number of kennel spaces allowed on the site. The previously approval allow for approximately 30 kennel stalls all contained within the existing structure. The applicant is requesting the total number be increased to 70 kennel stalls. The previous approval also did not allow for outdoor runs or kennels and all dogs were to be leashed for outdoor activities. The applicant is requesting the placement of six pens located along the southwest portion of the site for outdoor activities. The applicant has indicated the _dogs will be left alone in these areas for 20 to 30 minutes to allow outdoor activities and exercise for the dogs. The applicant has also proposed an area of covered kennels along the rear of the building extending most of the length of the structure. The applicant has indicated all other provisions of the PD -C remain in effect. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site contains a recently renovated industrial building, the former FMC manufacturing company. South of the site is an area currently zoned MF -6 which once housed several manufactured homes; this site is now vacant with the exception of one unit. North of the site are single-family homes along with a non -conforming retail shop. North and west of the site are vacant R-2, Single-family zoned properties. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received two informational phone calls from area residents. The Gibralter Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association along with all property owners located within 200 -feet of the site and all residents located within 300 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Right-of-way was never dedicated as conditioned by previous replatting, Kanis Road is classified on the Master Street Plan as a minor arterial. A 4 November 10, 2005 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7701-A E. F dedication of right-of-way 45 feet from centerline will be required. 2. Right-of-way was never dedicated as conditioned by previous replatting, the proposed land use would classify the undeveloped road to the south on the Master Street Plan as a commercial street. Dedication of right-of-way 30 feet from centerline will be required. 3. Radial dedication of right=of-way at undeveloped road to the south and Kanis Road was never dedicated as conditioned by previous replatting, 30 foot radial dedication of right-of-way is required at the intersection of Kanis and undeveloped, platted street. 4. The existing driveway should be relocated west to the shared drive location when Master Street Plan improvements occur. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: Approved as submitted. CATA: The site is not located near a dedicated CATA Bus Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a revision to a Planned Commercial Development for the expansion of a kennel. 3 November 10, 2005 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -7701-A This site was the subject of a Land Use Plan Amendment in August 2004 for this original use and was reviewed by the Planning Commission at that time. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan and is built to a two-lane section at this time. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: The closest bikeway shown is along Kirby Road and extends south of Kanis Road. It is approximately one-quarter mile from the application. It is a Class Three bikeway, which shares the pavement with the automobiles and only has special signage designating the route. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances isIrequired. 2. Because of the size of the building expansion proposed, an upgrade in landscaping in the amount of thirty-one percent (31 %) toward compliance with the landscape ordinance will be required. G. SUBDIVISION COMMITTEE COMMENT: (October 20, 2005) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating the request was an enforcement case. Staff stated the Commission approved a development in August 2004, to allow an existing building to be utilized as a grooming and boarding facility. Staff stated the total number of kennel spaces approved was 30 spaces with no outdoor activity. Staff stated the site currently contained 70 kennel spaces as well as outdoor runs and pens. Public Works comments were addressed. Staff stated right-of-way was; not dedicated as required by the previous approval for the undeveloped roadway to the east and for Kanis Road. Staff also stated the existing driveway should be relocated to the west and be a shared driveway at the time Kanis Road improvements are constructed. Landscaping comments were addressed. Staff stated landscaping upgrades would be required based on the building expansion which had been completed. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further 4 November 10, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -7701-A PLANNING COMMISSION ACTION: (NOVEMBER 10, 2005) Mr. Pat McGetrick was present represent the request. There were no registered objectors present. Staff presented the item with a recommendation of denial of the request. Mr. McGetrick stated the applicant had taken an abandoned industrial building and converted the building into a kennel. He stated when the applicant began the renovations he discovered there was room for 70 stalls. He stated the development should in no way be compared to the pound or the Humane Society. He stated the units all had television sets for the animals and each was decorated with a theme. He stated the development was never to have grooming as the primary service. He stated grooming was an activity provided prior to the animals being picked up by their owners. Mr. McGetrick stated there were six pens for outdoor activities. He stated the animals were allowed to go outdoors to potty and were then returned to their stalls. He stated the animals were taken out three times per day and were kept in a pen, which had a six-foot fence. He stated no animal was left outdoors overnight and the outdoor runs were closed at night. He stated the potty areas were cleaned often. He stated the waste was bagged and disposed of properly. There was a general discussion concerning the proposed development and the previous application and approval. The Commission stated staff would not have supported the original application if the request would have been for 70 animals. The applicant stated the number was a miscommunication. He stated based on the size of the building 30 animals would not cash flow the business. There was a question as to if approved would the use be limited to the current owner. The applicant agreed this would not be a transferable use. A motion was made to approve the request as amended. The motion failed by a vote of 4 ayes, 5 noes and 2 absent. A