Loading...
HomeMy WebLinkAboutZ-8261 Staff AnalysisFILE NO.: Z-8261 NAME: Doggy Daycare Short -form PCD LOCATION: Located at 501 Rector Street DEVELOPER: Downtown Doggy Daycare Lance Lieblong and Stephanie Rogers 1315 Kavanaugh Blvd. #1 Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 0.43 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 UU, Urban Use District FT. NEW STREET: 0 LF Residential, Office, Commercial and Industrial —All indoor PCD Pet daycare VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The developers are proposing a rezoning of the site from UU, Urban Use District to Planned Commercial District to allow the utilization of an existing industrial building as a pet daycare. The services will include daycare, boarding, training and grooming facilities for dogs as well as various types of food and accessories. Basic obedience classes will be offered and the future plans include the addition of agility and rally classes. The developers feel 501 Rector Street will provide a convenient location for persons who live, work and vacation in the downtown area. The intent is to begin with 45 dogs and be provided the ability to expand to 90 dogs in the future as business grows. The business will initially employ two FILE NO.: Z-8261 (Cont.) persons and a contract groomer. The business will add one person per 20 dogs as the business grows. The hours of operation are from 7:00 am to 7:00 pm daily. Extended hours maybe offered for special events such as activities at the Clinton Library, the River Market or the Alltel Arena. No animals will be housed outside and there will not be any outdoor runs. Overnight boarding will be in kennels that will be located inside the building. Several supervised playtime/exercise periods in a landscaped playground divided into areas for sizes will be offered during the daylight hours. An indoor play area for inclement weather or animals not suited to play outdoors will also be offered. A six foot privacy fence will be installed along the perimeters of the play area to help minimize noise. The playground area will be kept free of waste to minimize odors. In addition, enzymes and disinfectants will be used to control urine odor. All solid waste will be bagged for proper waste disposal. B. EXISTING CONDITIONS: The site contains a vacant industrial building previously used as an automobile body shop. To the east is also an industrial building, which appears to be an automobile detail shop. To the west is a vacant lot and to the south is a convenience store with gas pumps. Other uses in the area include office warehouse uses, the Clinton Presidential Library, Heifer International and the Arkansas Democrat Gazette. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the Hanger Hill Neighborhood Association, the MacArthur Park Property Owners Association and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A concrete driveway apron must be installed per Public Works detail PW-34. 2. With any additional site development or expansion in the future, provide design of street conforming to the Master Street Plan. One-half street improvements to East Capitol Avenue will be required to be constructed to including 5-foot sidewalks with planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. 1► FILE NO.: Z-8261 (Cont. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a rezoning from UU Urban Use District to Planned Commercial Development to allow the conversion of an existing building into a daycare for pets. The request does not require a change to the Land Use Plan. Master Street Plan: Rector Street is shown as a Local Street on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. 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. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are required in conjunction with this request along both Rector Street and East Capital Street. 3 FILE NO.: Z-8261 (Cont.) 3. Additional landscaping may be required in conjunction with any new parking areas on the site. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a few outstanding technical issues associated with the request in need of addressing. Staff requested the applicant provide the location of the parking stalls on the site plan. Staff also requested the applicant provide the location on the site plan of areas proposed for screening including the proposed screening material. Public Works comments were addressed. Staff stated a concrete driveway apron would be required and the developer would be required to repair or replace any broken curb, gutter or sidewalk within the right of way prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated street trees would be required along the abutting streets. Mr. Lieblong questioned the placement of trees on Rector Street. Staff the trees would be required at the time of building permit for the renovation of the building. Staff stated they would work with the applicant to determine placement to minimize impact on the area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 September 6, 2007, Subdivision Committee meeting. The applicant has indicated the proposed parking, the proposed screening and the location of the proposed dumpster. The site plan indicates the placement of four on -site parking spaces. The site is located in the UU, Urban Use Zoning District which typically does not require the placement of parking. The applicant has indicated the parking area is existing and is located in the rear of the building. According to the applicant, the area will be resurfaced and striped for the four vehicles. Staff is supportive of the parking as indicated. The applicant has indicated signage will be placed on the building fagade as typically allowed in the UU, Urban Use Zoning District. Signs are proposed along Rector Street and East Capitol Street. Each sign is proposed four feet by eighteen feet for a total of 72 square feet. The signs proposed are consistent with signage typically allowed in the UU, Urban Use District or signage as typically allowed in office zones. 0 FILE NO.: Z-8261 (Cont. The applicant does not intend exterior modifications to the existing building other than cosmetic repairs. The developers are proposing a rezoning of the site from UU, Urban Use District to Planned Commercial District to allow the utilization of an existing industrial building as a pet daycare. The services will include daycare, boarding, training and grooming facilities for dogs as well as various types of food and accessories. Basic obedience classes will be offered and the future plans include the addition of agility and rally classes. The request is to allow 45 dogs with the ability to expand to 90 dogs as the business grows. The business will begin with two employees and a contract groomer. In the future, one person per 20 dogs will be added as the business grows. The hours of operation are from 7:00 am to 7:00 pm seven days per week. Extended hours may be offered for special events such as activities at the Clinton Library, the River Market or the Alitel Arena. No animals will be housed outside and there will not be any outdoor runs. Overnight boarding will be within the building. Several supervised playtime/exercise periods in a landscaped playground divided into areas for sizes will be offered during the daylight hours. An indoor play area for inclement weather or animals not suited to play outdoors will also be offered. A six foot privacy fence will be installed along the perimeters of the play area to help minimize noise. The playground area will be kept free of waste to minimize orders and enzymes and disinfectants will be used to control the urine odor. All solid waste will be bagged for proper waste disposal. Staff is supportive of the request. The applicants are seeking a rezoning of the site from UU, Urban Use District to Planned Commercial Development to allow the use of an existing industrial building as an animal daycare facility. The uses in the area are predominately non-residential uses and the site is located on the Interstate Frontage Road. Staff does not feel the use of the property as proposed will significantly impact the development or the area. To staffs knowledge there are no remaining technical issues associated with the request outstanding. STAFF RECOMMENDATIONS: 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. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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. 5 FILE NO.: Z-8261(Cont.) Commissioner Williams stated he had conversations with the Hanger Hill Neighborhood Association and they had indicated opposition to the request. He stated the Neighborhood Association had indicated they would be in attendance and send a letter to staff indicating their opposition. Staff stated they had not received any correspondence from the association. Commissioner Williams stated on this basis and not being able to hear the opposition he would vote on the request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 8 ayes, 1 noes, 1 absent and 1 open position. 9 September 27, 2007 ITEM NO.: 15 FILE NO.: Z-8261 NAME: Doggy Daycare Short -form PCD LOCATION: Located at 501 Rector Street DEVELOPER: Downtown Doggy Daycare Lance Lieblong and Stephanie Rogers 1315 Kavanaugh Blvd. #1 Little Rock, AR 72205 SURVEYOR: Brooks Surveying 20820Arch Street Pike Hensley, AR 72065 AREA: 0.43 acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 UU, Urban Use District FT. NEW STREET: 0 LF Residential, Office, Commercial and Industrial — All indoor PROPOSED ZONING: PCD PROPOSED USE: Pet daycare VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The developers are proposing a rezoning of the site from UU, Urban Use District to Planned Commercial District to allow the utilization of an existing industrial building as a pet daycare. The services will include daycare, boarding, training and grooming facilities for dogs as well as various types of food and accessories. Basic obedience classes will be offered and the future plans include the addition of agility and rally classes. The developers feel 501 Rector Street will provide a convenient location for persons who live, work and vacation in the downtown area. September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-8261 The intent is to begin with 45 dogs and be provided the ability to expand to 90 dogs in the future as business grows. The business will initially employ two persons and a contract groomer. The business will add one person per 20 dogs as the business grows. The hours of operation are from 7:00 am to 7:00 pm daily. Extended hours maybe offered for special events such as activities at the Clinton Library, the River Market or the Alltel Arena. No animals will be housed outside and there will not be any outdoor runs. Overnight boarding will be in kennels that will be located inside the building. Several supervised playtime/exercise periods in a landscaped playground divided into areas for sizes will be offered during the daylight hours. An indoor play area for inclement weather or animals not suited to play outdoors will also be offered. A six foot privacy fence will be installed along the perimeters of the play area to help minimize noise. The playground area will be kept free of waste to minimize odors. In addition, enzymes and disinfectants will be used to control urine odor. All solid waste will be bagged for proper waste disposal. B. EXISTING CONDITIONS: The site contains a vacant industrial building previously used as an automobile body shop. To the east is also an industrial building, which appears to be an automobile detail shop. To the west is a vacant lot and to the south is a convenience store with gas pumps. Other uses in the area include office warehouse uses, the Clinton Presidential Librarfy, Heifer International and the Arkansas Democrat Gazette. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All owners of property located within 200 feet of the proposed site along with the Hanger Hill Neighborhood Association, the MacArthur Park Property Owners Association and all residents, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A concrete driveway apron must be installed per Public Works detail PW-34. 2. With any additional site development or expansion in the future, provide design of street conforming to the Master Street Plan. One-half street improvements to East Capitol Avenue will be required to be constructed to including 5-foot sidewalks with planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. K September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. FILE NO.: Z-8261 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire De-partment: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a rezoning from UU Urban Use District to Planned Commercial Development to allow the conversion of an existing building into a daycare for pets. The request does not require a change to the Land Use Plan. Master Street Plan: Rector Street is shown as a Local Street on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the immediate vicinity of the development. 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. 0 September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont. Landscape. FILE NO.: Z-8261 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are required in conjunction with this request along both Rector Street and East Capital Street. 3. Additional landscaping may be required in conjunction with any new parking areas on the site. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a few outstanding technical issues associated with the request in need of addressing. Staff requested the applicant provide the location of the parking stalls on the site plan. Staff also requested the applicant provide the location on the site plan of areas proposed for screening including the proposed screening material. Public Works comments were addressed. Staff stated a concrete driveway apron would be required and the developer would be required to repair or replace any broken curb, gutter or sidewalk within the right of way prior to the issuance of a certificate of occupancy. Landscaping comments were addressed. Staff stated street trees would be required along the abutting streets. Mr. Lieblong questioned the placement of trees on Rector Street. Staff the trees would be required at the time of building permit for the renovation of the building. Staff stated they would work with the applicant to determine placement to minimize impact on the area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 September 6, 2007, Subdivision Committee meeting. The applicant has indicated the proposed parking, the proposed screening and the location of the proposed dumpster. The site plan indicates the placement of four on -site parking spaces. The site is located in the UU, Urban Use Zoning District which typically does not require the placement of parking. The applicant has indicated the parking area is existing and is located in the rear of the building. According to the applicant, the area will lH September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-8251 be resurfaced and striped for the four vehicles. Staff is supportive of the parking as indicated. The applicant has indicated signage will be placed on the building facade as typically allowed in the UU, Urban Use Zoning District. Signs are proposed along Rector Street and East Capitol Street. Each sign is proposed four feet by eighteen feet for a total of 72 square feet. The signs proposed are consistent with signage typically allowed in the UU, Urban Use District or signage as typically allowed in office zones. The applicant does not intend exterior modifications to the existing building other than cosmetic repairs. The developers are proposing a rezoning of the site from UU, Urban Use District to Planned Commercial District to allow the utilization of an existing industrial building as a pet daycare. The services will include daycare, boarding, training and grooming facilities for dogs as well as various types of food and accessories. Basic obedience classes will be offered and the future plans include the addition of agility and rally classes. The request is to allow 45 dogs with the ability to expand to 90 dogs as the business grows. The business will begin with two employees and a contract groomer. In the future, one person per 20 dogs will be added as the business grows. The hours of operation are from 7:00 am to 7:00 pm seven days per week. Extended hours may be offered for special events such as activities at the Clinton Library, the River Market or the Alltel Arena. No animals will be housed outside and there will not be any outdoor runs. Overnight boarding will be within the building. Several supervised playtime/exercise periods in a landscaped playground divided into areas for sizes will be offered during the daylight hours. An indoor play area for inclement weather or animals not suited to play outdoors will also be offered. A six foot privacy fence will be installed along the perimeters of the play area to help minimize noise. The playground area will be kept free of waste to minimize orders and enzymes and disinfectants will be used to control the urine odor. All solid waste will be bagged for proper waste disposal. Staff is supportive of the request. The applicants are seeking a rezoning of the site from UU, Urban Use District to Planned Commercial Development to allow the use of an existing industrial building as an animal daycare facility. The uses in the area are predominately non-residential uses and the site is located on the Interstate Frontage Road. Staff does not feel the use of the property as proposed will significantly impact the development or the area. To staff's knowledge there are no remaining technical issues associated with the request outstanding. 5 September 27, 2007 SUBDIVISION ITEM NO.: 15 (Cont. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject comments and conditions as outlined in paragraphs D, staff report. FILE NO.: Z-8261 to compliance with the E and F of the agenda NING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends 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. Commissioner Williams stated he had conversations with the Hanger Hill Neighborhood Association and they had indicated opposition to the request. He stated the Neighborhood Association had indicated they would be in attendance and send a letter to staff indicating their opposition. Staff stated they had not received any correspondence from the association. Commissioner Williams stated on this basis and not being able to hear the opposition he would vote on the request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 8 ayes, 1 noes, 1 absent and 1 open position. N ITEM NO.: 15. Z-8261 NAME: Doggy Daycare Short -form PCD LOCATION: located at 501 Rector Street Plannina 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 September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. 2. Identify on the site plan the location of the proposed parking stalls. The site contains a concrete wall running the length of the property which does not appear to allow access to the indicated parking area. 3. Label the areas on the site plan where screening fence will be placed and provide the total height of the proposed screening fence. 4. The site is located within the UU, Urban Use District which typically does not allow off -premise, pole and monument signage. Signage permitted is in accordance with Section 36-553. Wall signage or mansard signs not to exceed ten percent in aggregate sign area for the occupancy's facade area. One under -canopy or projecting sign per occupancy, not to exceed twelve square feet of sign area. Where a building is located on a corner or has more than one main street frontage, one wall sign will be allowed on the additional frontage, not to exceed the size of other wall signage. 5. Any lighting shall be placed so as to reflect away from adjacent residential structures. Fixtures adjacent to roadways shall be a design that minimizes glare to the motoring public. No excessive or unusual noise, odor or vibration shall be emitted so that is constitutes a nuisance, which substantially exceeds that general level of noise, odor or vibration emitted by uses adjacent to or immediately surrounding the site. Such comparisons shall be made at the boundary of the site. 6. Provide the location of the proposed trash receptacles. All trash receptacles and pickup shall be oriented away from a primary or street side of the property and screened from the public right of way. Trash receptacles shall be placed adjacent to alleys if alleys are available. 7. Building materials. Fagade materials may be any standard material, expect corrugated or ribbed materials. Variance/Waivers: None requested. Public Works Conditions: 1. A concrete driveway apron must be installed per Public Works detail PW-34. 2. With any additional site development or expansion in the future, provide design of Item # 15. street conforming to the Master Street Plan. One-half street improvements to East Capitol Avenue will be required to be constructed to including 5-foot sidewalks with planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Enter : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 1-30 Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a rezoning from UU Urban Use District to Planned Commercial Development to allow the conversion of an existing building into a daycare for pets. The request does not require a change to the Land Use Plan. Master Street Plan: Rector Street is shown as a Local Street on the Master Street Plan. This street may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. 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: Item # 15. 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Street trees are required in conjunction with this request along both Rector Street and East Capital Street. 3. Additional landscaping may be required in conjunction with any new parking areas on the site. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 12, 2007. Item # 15.