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HomeMy WebLinkAboutZ-7701-B Staff AnalysisPILE NO.: Z -7701-B NAME: Chenal Pet Palace Revised Short -form PD -C LOCATION: Located at 14309 Kanis Road DEVELOPER: Chenal Pet Palace c/o Mitchell Williams Attn: Alex T. Gray 425 West Capitol Avenue Suite 1800 Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick 10 Otter Creek Court, Suite A Little Rock, AR 72201 CURRENT ZONING: PD -C ALLOWED USES: Dog Kennel and grooming facility PROPOSED ZONING: Revised PD -C PROPOSED USE: Allow the addition of a storage building and a dog pavilion VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 26, 2004, the Little Rock Planning Commission reviewed a request to allow the use of the existing building and 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 FILE NO.: Z-7701-6 Cont.) indicated one-half street improvements would be put in place for an existing 40-foot right-of-way located along the eastern property line. 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. Ordinance No. 19,499 adopted by the Little Rock Board of Directors on March 11, 2006, allowed the site to increase the number of kennel spaces on the site. The original approval allowed for approximately 30 kennel stalls all contained within the structure. The 2006 approval allowed the total number of kennel stalls to be increased to 70. The previous approval also did not allow for outdoor runs or kennels and all dogs were to be leashed for outdoor activities. The 2006 approval allowed for the placement of six (6) outdoor pens along the southwest portion of the site for outdoor activities. The dogs were to be left in the outdoor areas for 20 to 30 minutes at a time to allow outdoor activities and exercise for the dogs. The kennel areas were covered along the rear of the building extending most of the length of the structure. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to amend the previously approved PCD to allow a 700 square foot storage building along with a covered outdoor play area to the western portion of the site. The storage building was constructed after the 2006 approval of the PCD zoning. The site is located outside the City limits of Little Rock therefore no building permits were required for construction. In addition to approval of the storage building the applicant is requesting to construct a dog pavilion containing 762 square feet. The dog pavilion will be covered, fenced -in and will be open-air. The dog pavilion will be used when it rains to allow the dogs to go outside. The pavilion will not change the number of dogs allowed on the site for boarding or the number of dogs allowed outside for outdoor play. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site contains a renovated industrial building serving as a pet grooming and boarding business. South of the site is a vacant area currently zoned MF -6. 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 a number of information phone calls from area resident. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site, the Parkway Place Property Owners Association and the Spring Valley Manor Neighborhood Association were notified of the public hearing. FILE NO.: Z-7701 -13 Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide a letter from the Arkansas Department of Health or the Pulaski County Sanitarian concerning the existing wastewater treatment on-site. Entergy: Easements are required. Contact Entergy for additional information. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discus backflow prevention requirements for this project. Fire Department: Outside the service boundary. Please provide an approval letter from West Pulaski County Volunteer Fire Department concerning the plat request. (Ronnie Wheeler [Ronaid.Wheeler@arkansas.gov] — (501) 529-2004). County Planning: Approved as submitted. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. F. 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 fui a rezoning for a revised Planned Commercial Development to allow 3 FILE NO.: Z -7701-B (Cont. the addition of a covered outdoor play area for the pets served by the site. The Suburban Office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to ensure compatibility. Master Street Plan: Kanis Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landsca e: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. This site plan is for a building that was built without permit therefore, the comments below have been adjusted for such: a. A ten -foot (10) wide land use buffer is required to separate this proposed development from the residential property along the western perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. If this area has been disturbed in conjunction with the building addition it needs to be re -landscaped to meet the City's landscaping and buffer ordinances. b. The applicant is to have both the appropriate fencing and landscaping installed within thirty (30) days of action by the Board of Directors. c. An automatic irrigation system to water landscaped areas will be required. d. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (May 12, 2011) Mr. Alex Gray was present representing the owners of Chenal Pet Palace. Staff stated the request was to amend the previously approved PD -C to allow additional construction on the site. Staff stated the owner had constructed a building, which was not on the approved site plan. Staff stated additionally the owner had begun construction of a dog pavilion on the site, which also was not included on the approved site plan. Staff stated there were additional items necessary to complete the review process. Staff requested clarification on the hours the dogs would be allowed outdoors. Staff also requested the applicant provide the maximum numhPr of pets allowed outdoors at any given time. CI FILE NO.: Z-770'1-8 Cont. Landscaping comments were addressed. Staff stated the western portion of the site required a ten (10) foot land use buffer and a minimum of seventy (70) percent of the buffer was to remain undisturbed. Staff stated fencing and landscaping were to be installed within thirty (30) days of action by the Board of Directors regardless of approval. Staff stated the western buffer would potentially require replanting to comply with the buffer ordinance requirements. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the May 12, 2011, Subdivision Committee meeting. The applicant has indicated the days and hours of outdoor play activity and the maximum number of pets allowed outside at a time. The pets will be allowed outdoors for play Monday through Friday from 7:00 am to 6:00 pm and Saturday and Sunday from 7:30 am to 4:00 pm. The maximum number of pets allowed outside at a time is twenty (20). The applicant has acknowledged the use of the "newly constructed building" is and will be solely for storage. The applicant has indicated upon approval the owner will work with staff concerning the placement of a screening fence and landscaping along the western perimeter of the site. The request is to amend the previously approved PCD to allow a 700 square foot storage building and a covered outdoor play area along the western portion of the site. The storage building was constructed after the 2006 approval of the PCD zoning but was not included on the approved site plan. The site is located outside the City limits of Little Rock and did not require a building permit for construction. The applicant should have however, received zoning approval prior to construction. In addition to approval of the storage building the applicant is requesting approval for construction of a dog pavilion containing 762 square feet. The dog pavilion will be fenced -in and will be open-air with a covered roof. The dog pavilion will be used when it rains to allow the dogs to go outside for recreation. There are no other modifications proposed to the site plan with the current request. The approval of the pavilion and the storage building will not change the number of dogs allowed on the site for boarding or the number of dogs allowed outside for outdoor play. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the storage building as previously constructed and the allowance of a covered outdoor play area for the pets is appropriate for the site. 9 FILE NO.: Z -7701-B Cont. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the landscaping and screening along the western perimeter be installed within 30 days of the Board of Directors action. PLANNING COMMISSION ACTION-, (JUNE 2, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the landscaping and screening along the western perimeter be installed within 30 days of the Board of Directors action. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 2 June 2, 2011 ITEM NO.: 4 FILE NO.: Z -7701-B NAME: Chenal Pet Palace Revised Short -form PD -C LOCATION: Located at 14309 Kanis Road DEVELOPER: Chenal Pet Palace c/o Mitchell Williams Attn: Alex T. Gray 425 West Capitol Avenue Suite 1800 Little Rock, AR 72201 ENGINEER: McGetrick and McGetrick 10 Otter Creek Court, Suite A Little Rock, AR 72201 CURRENT ZONING: PD -C ALLOWED USES: Dog Kennel and grooming facility PROPOSED ZONING: Revised PD -C PROPOSED USE: Allow the addition of a storage building and a dog pavilion VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: On August 26, 2004, the Little Rock Planning Commission reviewed a request to allow the use of the existing building and 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 June 2, 2011 SUBDIVISION ITEM NO.: 4 (Cont.) _ FILE NO.: Z-77016 indicated one-half street improvements would be put in place for an existing 40 -foot right-of-way located along the eastern property line. 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. Ordinance No. 19,499 adopted by the Little Rock Board of Directors on March 11, 2006, allowed the site to increase the number of kennel spaces on the site. The original approval allowed for approximately 30 kennel stalls all contained within the structure. The 2006 approval allowed the total number of kennel stalls to be increased to 70. The previous approval also did not allow for outdoor runs or kennels and all dogs were to be leashed for outdoor activities. The 2006 approval allowed for the placement of six (6) outdoor pens along the southwest portion of the site for outdoor activities. The dogs were to be left in the outdoor areas for 20 to 30 minutes at a time to allow outdoor activities and exercise for the dogs. The kennel areas were covered along the rear of the building extending most of the length of the structure. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT The applicant is now requesting to amend the previously approved PCD to allow a 700 square foot storage building along with a covered outdoor play area to the western portion of the site. The storage building was constructed after the 2006 approval of the PCD zoning. The site is located outside the City limits of Little Rock therefore no building permits were required for construction. In addition to approval of the storage building the applicant is requesting to construct a dog pavilion containing 762 square feet. The dog pavilion will be covered, fenced -in and will be open-air. The dog pavilion will be used when it rains to allow the dogs to go outside. The pavilion will not change the number of dogs allowed on the site for boarding or the number of dogs allowed outside for outdoor play. B. EXISTING CONDITIONS: The site is located outside the City limits but within the City's Extraterritorial Planning Jurisdiction. The site contains a renovated industrial building serving as a pet grooming and boarding business. South of the site is a vacant area currently zoned MF -6. 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 a number of information phone calls from area resident. All property owners located within 200 -feet of the site, all residents, who -ol -Id he identified, located within 300 feet of the site, the Parkway 4 June 2, 2011 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z-7701-13 Place Property Owners Association and the Spring Valley Manor Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. Provide a letter from the Arkansas Department of Health or the Pulaski County Sanitarian concerning the existing wastewater treatment on-site. Entergy: Easements are required. Contact Entergy for additional information. Center -Point Energy Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. Due to the nature of the facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discus backflow prevention requirements for this project. Fire Department: Outside the service boundary. Please provide an approval letter from West Pulaski County Volunteer Fire Department concerning the plat request. (Ronnie Wheeler [Ronald.Wheeler@arkansas.gov] — (501) 529-2004). County Plannin : Approved as submitted. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. IV June 2, 2011 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -7701-B Parks and Recreation: No comment. F. 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 rezoning for a revised Planned Commercial Development to allow the addition of a covered outdoor play area for the pets served by the site. The Suburban Office category shall provide for low intensity development of office or office parks in close proximity to lower density residential areas to ensure compatibility. Master Street Plan: Kanis Road is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: There are no bike routes shown in the immediate vicinity. Landscape 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. This site plan is for a building that was built without permit therefore, the comments below have been adjusted for such: a. A ten -foot (10) wide land use buffer is required to separate this proposed development from the residential property along the western perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. If this area has been disturbed in conjunction with the building addition it needs to be re -landscaped to meet the City's landscaping and buffer ordinances. b. The applicant is to have both the appropriate fencing and landscaping installed within thirty (30) days of action by the Board of Directors. c. An automatic irrigation system to water landscaped areas will be required. d. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 0 June 2, 2011 .qI IRni\/ISInm ITEM NO.. 4 Cont.) FILE NO.: Z -7701-B G. SUBDIVISION COMMITTEE COMMENT: (May 12, 2011) Mr. Alex Gray was present representing the owners of Chenal Pet Palace. Staff stated the request was to amend the previously approved PD -C to allow additional construction on the site. Staff stated the owner had constructed a building, which was not on the approved site plan. Staff stated additionally the owner had begun construction of a dog pavilion on the site, which also was not included on the approved site plan. Staff stated there were additional items necessary to complete the review process. Staff requested clarification on the hours the dogs would be allowed outdoors. Staff also requested the applicant provide the maximum number of pets allowed outdoors at any given time. Landscaping comments were addressed. Staff stated the western portion of the site required a ten (10) foot land use buffer and a minimum of seventy (70) percent of the buffer was to remain undisturbed. Staff stated fencing and landscaping were to be installed within thirty (30) days of action by the Board of Directors regardless of approval. Staff stated the western buffer would potentially require replanting to comply with the buffer ordinance requirements. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the May 12, 2011, Subdivision Committee meeting. The applicant has indicated the days and hours of outdoor play activity and the maximum number of pets allowed outside at a time. The pets will be allowed outdoors for play Monday through Friday from 7:00 am to 6:00 pm and Saturday and Sunday from 7:30 am to 4:00 pm. The maximum number of pets allowed outside at a time is twenty (20). The applicant has acknowledged the use of the "newly constructed building" is and will be solely for storage. The applicant has indicated upon approval the owner will work with staff concerning the placement of a screening fence and landscaping along the western perimeter of the site. The request is to amend the previously approved PCD to allow a 700 square foot storage building and a covered outdoor play area along the western portion of the site. The storage building was constructed after the 2006 approval of the PCD zoning but was not included on the approved site plan. The site is located outside the City limits of Little Rock and did not require a building permit for construction. The applicant should have however, received zoning approval prior to construction. 5 June 2, 2011 SUBDIVISION NO.: 4 (Cont. FILE NO.: Z -7701-B In addition to approval of the storage building the applicant is requesting approval for construction of a dog pavilion containing 762 square feet. The dog pavilion will be fenced -in and will be open-air with a covered roof. The dog pavilion will be used when it rains to allow the dogs to go outside for recreation. There are no other modifications proposed to the site plan with the current request. The approval of the pavilion and the storage building will not change the number of dogs allowed on the site for boarding or the number of dogs allowed outside for outdoor play. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the storage building as previously constructed and the allowance of a covered outdoor play area for the pets is appropriate for the site. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the landscaping and screening along the western perimeter be installed within 30 days of the Board of Directors action. PLANNING COMMISSION ACTION: (JUNE 2, 2011) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the landscaping and screening along the western perimeter be installed within 30 days of the Board of Directors action. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. D