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HomeMy WebLinkAboutZ-9057 Staff AnalysisAugust 13, 2015 ITEM NO.: 6 NAME: LOCATION: OWNER/APPLICANT: FILE NO.: Arkansas Veterinary Specialists — Conditional Use Permit 11619 Pleasant Ridge Road Pleasant Ridge, LLC/Todd Tobias PROPOSAL: A conditional use permit is requested to allow a specialty animal clinic to occupy the existing building on this 0-3 zoned property. SITE LOCATION: The site is located on the south side of Pleasant Ridge Road, one property west of Fairview Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning where the uses transition from the commercial along Cantrell Road to the multifamily extending west and south along Pleasant Ridge. Commercial shopping centers are located to the north and east. Also to the east is an office building. A PCD zoned site to the west was approved for a hotel. A single family residence is located on the southern part of a 5 acre tract adjacent to the south. The proposed animal clinic (enclosed) appears to be compatible with the uses and zoning in the area. Notice of the public hearing was sent to all owners of properties within 200 feet of the site and the Walton Heights-Candlewood Neighborhood Association. 3. ON SITE DRIVES AND PARKING: The site contains 67 asphalt paved parking spaces. Access to the site is via two driveways off of Pleasant Ridge Drive. There are not specific parking requirements outlined in the Code for veterinary clinics. Utilizing a variety of parking requirements would seem to indicate that there is sufficient parking available. The 1/400 requirement for office uses requires 21 spaces. The 1/300 requirement for general commercial use requires 28 spaces. The requirement of 6 spaces per doctor in a medical clinic would accommodate up to 11 practioners. August 13, 2015 ITEM NO.: 6 (Cont.) FILE NO.: Z-9057 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: LR Wastewater: Sewer available to this project. EAD plan review required. Entergy: Entergy does not object to this proposed conditional use permit. Entergy currently serves the existing structure. Contact Entergy if there is a change in electrical service requirements due to the change in building use. Centerpoint 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 2 August 13, 2015 ITEM NO.: 6 (Cont.) FILE NO..: Z-9057 Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of this 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 discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: No comments Building Codes: Due to change in occupancy the facility must comply with all 2012 Arkansas Fire Prevention Codes. Contact Building Codes for an on -site inspection to review conditions and requirements. Curtis Richey at 501.371.4724; crichey(d),littlerock.org or Mark Alderfer at 501.371.4875; malderfer _littlerock.orq. County Planning: No comments CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (JULY 22, 2015) The applicant was present. Staff presented the item and noted little additional information was needed. In response to questions, the applicant indicated signage would comply with that allowed in office zones, the business would Kl August 13, 2015 ITEM NO.: 6 (Cont.) FILE NO.: Z-9057 operate 24 hours a day, seven days and week and the dumpster would be properly screened. Dr. Tobias briefly described the nature of his clinic, describing it as "kind of like the Mayo Clinic where patients are referred by a primary care doctor. He said this clinic would be the first of its kind in the state and it was the only one of its kind in Memphis. Public Works and Landscape Comments were discussed. The applicant was instructed to take note of the other agency comments and to contact them if there were questions. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS The 0-3 zoned property located at 11619 Pleasant Ridge Road is occupied by a one-story, 8,622 square foot office building a 67 space, paved parking lot. The building was previously occupied by a US Post Office but has been vacant for several years. A conditional use permit is requested to allow the building to be occupied by Arkansas Veterinary Specialists, an animal clinic (enclosed). The veterinary clinic treats extremely sick or injured pets; including dogs, cats and exotics. The business functions as a referral center for regional veterinarians to send their toughest cases. The business does not perform routine veterinary procedures such as vaccinations and routine check-ups. The business will also function as an emergency veterinary hospital, open 24 hours a day, 7 days a week. The clinic does not board animals, except the very sick, injured and recovering. There will be no outdoor kennels or runs. Able pets will be walked each day by hospital staff. Other than for interior remodeling to accommodate the new use, there will be no changes to the site. To staff's knowledge there are no outstanding issues. The proposed enclosed animal clinic appears to be an appropriate re -use of this site. The bill of assurance for Pleasant Ridge Subdivision does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 4 August 13, 2015 ITEM NO.: 6 (Cont.) FILE NO.: Z-9057 2. Signage is to comply with that allowed in office zones. 3. Any dumpster on the site is to be screened on all sides to comply with code requirements. PLANNING COMMISSION ACTION: (AUGUST 13, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved, including all staff recommended comments and conditions, by a vote of 9 ayes, 0 noes and 2 absent. 5 SUBDIVISION COMMITTEE COMMENTS JULY 22, 2015 ITEM NO.: 6. ARKANSAS VETERINARY SPECIALISTS CONDITIONAL USE PERMIT 11619 PLEASANT RIDGE ROAD Z-9057 Planning Staff_ Comments: 1. The 1996 Bill of Assurance for Pleasant Ridge Subdivision does not contain any use -related restrictions. 2. Provide a signage plan 3. What are the typical days & hours of operation for the clinic? The emergency hospital aspect is proposed to operate 24 hours a day, 7 days a week. 4. Dumpster is to be screened on all 4 sides to comply with code. Variance/Waivers: • None requested. Public Works: 1. 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: LR Wastewater: Sewer available to this project. EAD plan review required. Entergy: Entergy does not object to this proposed conditional use permit. Entergy currently serves the existing structure. Contact Entergy if there is a change in electrical service requirements due to the change in building use. Centerpoint 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. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. ITEM NO.: 6 (CON'T) 7,-9057 If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Due to the nature of this 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 discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: No comments Building Codes: Due to change in occupancy the facility must comply with all 2012 Arkansas Fire Prevention Codes. Contact Building Codes for an on -site inspection to review conditions and requirements. Curtis Richey at 501.371.4724; cricheynlittlerock.oor Mark Alderfer at 501.371.4875; malderferk-i)littlerock.or . County Planning: No comments CATA: The site is not located on a CATA bus route. Planning Division: No comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday July 29, 2015. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the sit no later than Wednesday July 29, 2015. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than August 7, 2015.