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HomeMy WebLinkAboutZ-7922-A Staff AnalysisFebruary 16, 2006 ITEM NO.: 16 NAME: Roberts Short -form PCD LOCATION: 2701 West 7th Street DEVELOPER: The Hathaway Group — Todd Rice 1001 North University Avenue Suite 100 Little Rock, AR 72207 ENGINEER: Richburg Service Group 2004 Arkansas Valley Drive, Suite 201 Little Rock, AR 72211 FILE NO.: Z-7922 AREA: 0.48 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 L.F. CURRENT ZONING: C73, General Commercial District ALLOWED USES: General Commercial PROPOSED ZONING: PCD PROPOSED USE: Dog daycare and grooming facility VARIANCESAMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is proposing the rezoning of 2701 West 7th Street from C-3, General Commercial District to PCD to allow the utilization of the site as a dog daycare and grooming facility offering pet services and retailing of pet supplies, There is to be no outdoor kenneling of any animals at the facility. There will be outdoor pens. to allow the pets to exercise and allow staff to clean the indoor facilities during normal business hours. A 2,000 square foot building expansion is proposed adjacent to the existing 1,760 square foot office building. The new building will be constructed as a single story steel building with a metal facade. The new building will house the office and retail portion of the business. The existing structure will accommodate February 16, 2006 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z -7022-A the grooming and indoor kennels. The new building will be constructed adjacent to the north elevation of the existing building, allowing space on the southwest corner of the site for an area for the animals to exercise. Parking will be provided at the existing approach from West 7th Street to a parking lot slightly larger than the existing parking lot. All setbacks and landscape requirements, as prescribed in the PCD will be adhered to. B. EXISTING CONDITIONS: The site has been operated as a general construction office and contractor materials storage yard from the early 1980's until late 2004. The building is currently vacant. To the east, north and south of the site are industrial development warehouse structures and to the west is a church. There are single-family homes located one block to the west fronting Appianway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 -feet of the site along with the Capitol View Stifft Station Neighborhood Association and the Capitol Hill Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. West 7th Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. The proposed land - use would classify Jones Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West 7th Street and Jones Street. With the site development, provide the design of West 7th Street and Jones Street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. 4. Improve corner curb radius to 25 feet with construction (existing radius is 10 feet). 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Close -existing curb cuts and removed concrete from right-of-way. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). I% February 16, 2006 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z -7922-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near BATA Bus Route #3 — the Baptist Medical Center Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-830 Planning District. The Land Use Pian shows Service Trades District for this property. The applicant has applied for a Planned District - Commercial for dog daycare and grooming facility. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: West 7th Street is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and may require street improvements. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Bicycle_ Pian: There is a Class III bike route along West 7th Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Cily Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by both the Stephens Neighborhood Action Plan and the Capital View Stiff Station Plan. The Stephens Plan's Economic Development section has a goal of "To entice focal businesses to locate in the Stephens Area." This would be a new business locating in the area and could work toward fulfilling this goal. The Capital View Stiff Station Plan's Private Investment Goal: states 3 February 16, 2006 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z -7922-A "Promote private investment in the neighborhood" with an objective of "Increase commercial investment by forming a Stiff Station commercial area." This is the most relevant objective in the report. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Areas set aside for buffer and landscaping appear to meet with the landscape and buffer ordinances. Property to the west is zoned residential; therefore, the zoning ordinance requires a nine (9) toot wide land use buffer. This is a requirement of both the Zoning Ordinance and the Landscape Ordinance. The buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". A six (6) foot high opaque screen, either a directed outward, a wall; or dense evergreen western perimeter of the site. Credit towards given for existing trees and undergrowth requirement. G. SUBDIVISION COMMITTEE COMMENT: wooden fence with its face side plantings, is required along the fulfilling this requirement can be that satisfies this year -around (January 26, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there was additional information necessary to complete the review process. Staff requested the applicant provide the total number of "rooms" proposed along with the anticipated number of animals to be kenneled. Staff also requested the applicant provide the days and hours of operation, any dumpster location and signage details. Staff stated the indicated parking was adequate to serve a commercial development based on the typically minimum parking requirement. Public Works comments were addressed. Staff stated Jones Street and -West 7th Streets were indicated on the Master Street Plan as commercial streets. Staff stated improvements to these abutting roadways would be a condition of approval. Staff recommended the applicant contact an engineer to determine the cost of street construction and if the improvements were a substantial portion of redevelopment cost a hardship could be requested. Landscaping comments were addressed. Staff stated the indicated landscaping appeared to meet minimum ordinance requirements. Staff stated screening would be required along the western perimeter of the site where the property abutted single-family zoned property. C! February 16, 2006 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z -7922 -A 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 site plan to staff addressing most of the issues raised at the January 26, 2006, Subdivision Committee meeting. The applicant has indicated the total number of rooms, the total number of animals to be kenneled and the days and hours of operation for the proposed use. The applicant has also indicated the proposed dumpster location and the proposed signage to serve the development. The revised cover letter indicates a total of 43 kennels in the 2,010 square foot new building and 20 "overnight suites" will be placed on the site. According to the applicant 60 animals can be boarded during peak times. The applicant has also indicated accommodations for 60 animals for daycare service. A total- of 120 animals could be on the site at a time. The cover letter indicates two (2) grooming. stations will be located on the site. According to the applicant grooming will account for 4.4 percent of the sales activity. The hours of operation are indicated at 6:00 am to 6:30 pm Monday through Friday and 9:00 am to 12:00 pm on Saturday. No dogs will be kenneled outdoors. The applicant has indicated all outdoor activities will be supervised by staff members and contained within the outdoor play areas. The play areas will be equipped with play equipment including toys and wading pools to allow the dogs to stay cool in the summer months. The dogs will be allowed outdoors in groups of 15 with a maximum of 19 dogs. Bathroom breaks for the boarded animals are scheduled from 5:15 am to 6:15 am, 11:30 am to 12:30 pm, 3:30 pm to 4:30 pm, 7:30 pm to 8:30 pm Monday through Friday. Saturday bathroom breaks are scheduled from 5:15 am to 7:00 am, 10:30 am to 11:00 pm, 11:00 am to 12:30 pm and 8:00 to 9:00 pm. Sunday bathroom breaks are scheduled from 6:15 am to 7:45 am, 12:30 pm to 2:00 pm and 8:00 pm to 9:30 pm. Daycare groups outside activities have been indicated at one hour intervals from 9:00 am to 11:30 am and afternoons from 1:00 pm to 3:30 pm. No daycare activities are scheduled for Saturday or Sunday. Statistics provided by the applicant from the American Boarding Kennel Association indicated the average occupancy rate for dog boarding was 58.76 percent in 2004. Based on these statistics the applicant indicates with a 5 February 16, 2006 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -7922-A total capacity of 63 dogs boarding, on average they anticipate 37 dogs boarding at one time. The peak months are November and December, when occupancy is at its highest of 70% or 44 dogs. American Boarding Kennel Association statistics for daycare attendance for a facility of the applicant's size is 62.57 percent with a capacity of 60 animals the maximum attendance would be 38 dogs. Staff is not supportive of the applicant's request as filed. The site plan indicates the majority of the site being developed with activities including the building and outdoor pens. In addition, staff has concerns with the level of attendance both in boarding and daycare activity (60 boarded and 60 daycare for a total of 120 animals). Seven days a week there will be outdoor activities taking place from 5:15 am to 8:30/9:00 pm. Staff feels this is an intensive use of the site. There are single-family homes located to the southwest of the site and commercial businesses located to the south of the site. The businesses located adjacent to this site do not generate outdoor activity thus do not infringe into the neighborhood. Staff feels this site would be more compatible if developed with a retail use that does not generate this level of outdoor activity. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (FEBRUARY 16, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated February 10, 2006, requesting the item be withdrawn from consideration. Staff stated they were supportive of the applicant's requested withdrawal. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. [.1 ITEM NO.: 16 NAME: Roberts Short -form PD -C LOCATION: 2701 West 7th Street 7_-7922-A 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. The notice must be mailed no later than February 1, 2006. The Office of Planning and Development must receive the proof of notice no later than February 8, 2006. 2. Provide the total number of rooms, the anticipated number of pets to be served and the types of pets to be served. (Both cats and dogs?) 3. Provide details of the proposed retail activity. What products and services will be offered? What percentage of the business is anticipated as grooming? 4. The cover letter indicates outdoor pens. Provide the location of the proposed outdoor pens. The hours of use of the outdoor pens and activities planned for outdoors. 5. Will there be any outdoor runs? If so indicate the location of the outdoor runs. 6. Will there be a dumpster located on the site? If so provide the location of the dumpster along with a note concerning the required screening. 7. The site plan indicates the placement of a total building square footage, after the addition, of 3,920. There are 13 parking spaces being proposed. The ordinance would typically require the placement of 13 parking spaces for a commercial development. 8. Provide the days and hours of operation. 9. Any site lighting must be low level and directional, directed inward away from residentially zoned or used properties. 10. Is there an alley located within the development? Provide a survey indicating all rights-of-way, easements and property lines. Variance/Waivers: Public Works Conditions: 1. West 7th Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. The proposed land use would classify Jones Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the intersection of West 7th Street and Jones Street. With the site development, provide the design of West 7th Street and Jones Street conforming to the Master Street Plan. Construct one-half street improvements to these streets including 5 -foot sidewalks with the planned development. 4. Improve corner curb radius to 25 feet with construction (existing radius is 10 ft). 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Close existing curb cuts and removed concrete from right-of-way. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #3 — the Baptist Medical Center Route_ Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Service Trades District for this property. The applicant has applied for a Planned District - Commercial for dog daycare and grooming facility. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: West 7th Street is shown as a Collector on the Master Street Plan and may require dedication of right-of-way and may require street improvements. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Bicycle Plan: There is a Class III bike route along West 7th Street. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by both the Stephens Neighborhood Action Plan and the Capital View Stiff Station Plan. The Stephens Plan's Economic Development section has a goal of "To entice local businesses to locate in the Stephens Area." This would be a new business locating in the area and could work toward fulfilling this goal. The Capital View Stiff Station Plan's Private Investment Goal: states "Promote private investment in the neighborhood" with an objective of "Increase commercial investment by forming a Stiff Station commercial area." This is the most relevant objective in the report. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Areas set aside for buffer and landscaping appear to meet with the landscape and buffer ordinances. Property to the west is zoned residential; therefore, the zoning ordinance requires a nine (9') foot wide land use buffer. This is a requirement of both the Zoning Ordinance and the Landscape Ordinance. The buffer ordinance requires that seventy percent (70 %) of this area to remain undisturbed. Both the grading plan and the landscaping plan will require this area be delineated as "trees in this area to remain undisturbed". 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 western perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. Revised _plat/pIan : Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, February 1, 2006.