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HomeMy WebLinkAboutZ-6323-I Map Staff AnalysisITEM NO.: 18 NAME: The Village at Rahling Road Revised PCD LOCATION: Unrecorded Lot 8A Planning Staff Comments: FILE NO.: Z-6232-1 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. 2. Provide the days and hours of operation in the general notes section of the site plan. 3. Provide the number of employees in the general notes section of the site plan. 4. Provide the dumpster location, if applicable, on the proposed site plan along with a note concerning the required screening. 5. Provide the maximum building height in the general notes section of the site plan. 6. Provide any details concerning proposed fencing on the site plan (height/material/location). 7. Provide details of any proposed signage (height/area). 8. Will there be any outdoor runs or kennels as a part of the development? 9. Will the development provide boarding of animals? 10. Will large animals be a part of the clientele? If so will the animals be treated at the site? If so where will the trailers park. 11. The applicant has indicated a total of 18 on -site parking spaces. The typical minimum parking requirement for a 6352 square foot building would be 15 parking spaces. 12. How many doctors will utilize the facility. 13. Remove Humphery legal description from the site plan. Variance/Waivers: 1. 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. 2. All driveways shall be concrete aprons per City Ordinance. Provide handicap ramps for sidewalks. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: A 10-foot utility easement is required along the eastern perimeter of the site. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water service is available. Developer must extend water service to back of sidewalk. Fire Department: Approved as submitted. Countv Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to an existing Planned Commercial Development for a vet clinic. The request does not require a change to the Land Use Plan. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. Revised platlplan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 12, 2003. December 4, 2003 ITEM NO_: 18 FILE NO.: Z-6323-1 NAME: The Village at Rahling Road Revised Long -form PCD LOCATION: On Rahling Circle, Unrecorded Lot 8A DEVELOPER: Briarwood Animal Hospital Enterprises, Inc. 8422 Kanis Road Little Rock, AR 72204 ENGINEER: Rickett Engineering, Inc. P.O. Box 241326 Little Rock, AR 72223 AREA: 0.6660 Acres NUMBER OF LOTS: 1 CURRENT ZONING: PCD ALLOWED USES: C-2 Permitted uses PROPOSED ZONING: Revised PCD PROPOSED USE: Veterinary clinic FT. NEW STR E ET: 0 VARIAN C ESMAIVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long -form PCD. The PCD established a 14-lot development with C-2 uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots December 4, 2003 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-6323-1 would be brought to the Commission on an individual basis as a particular development was proposed. Subsequent actions have been approved to allow seven small buildings on the properties within the development. There are currently four buildings of the seven approved buildings completed or under construction on the rear lots. A. PROPOSAUREQUEST: The applicant proposes the development of Chenal Valley Animal Hospital, a full service animal hospital to locate on Unrecorded Lot 8A of the Village at Rahling Road Subdivision. The proposed building will meet the architectural control guidelines as required by the Chenal Valley Architectural Control Committee. The proposed structure will be constructed of commercial grade steel and wood framing. The exterior of the building will be a southern Louisiana plantation style and will be in keeping with other commercial structures in the development. The principal building roof will be a pitched gable roof with 8:12 slope. Roofing will be architectural composition shingles. Windows will be wood with divided lites. Exterior walls will be stucco and brick. The exterior will also feature a wrap- around porch with architectural columns and a porte-cochere at the main entry for vehicle passenger access. The site will be landscaped per Chenal Valley Architectural Control requirements and will include a fenced yard area. Signage will meet the guidelines as required by the Architectural Control Committee. The parking areas will be of asphalt paving per city specifications and the concrete walks will have brick borders as required by the development regulations. Parking lot lighting shall be antique style fixtures. The applicant is not proposing the placement of any outdoor runs or kennels as a part of the development. A fenced area is shown on the site plan to allow the patients an area to go outdoors only with a caregiver. The applicant is proposing boarding as a part of the development. B. EXISTING CONDITIONS: The site is a cleared flat site with street improvements in place. The property was cleared and graded with initial development of the PCD. Access to the lot is via Rahling Circle, off of Rahling Road. The 0-2 and PCD zoned properties immediately south and east of the site are undeveloped. Smaller office buildings are located adjacent to the proposed site to the south and southeast. The larger buildings of the multiuse PCD are located north of the site. 2 December 4, 2003 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-6323-1 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 site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. All driveways shall be concrete aprons per City Ordinance. Provide handicap ramps for sidewalks. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A 10-foot utility easement is required along the eastern perimeter of the site. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water service is available. Developer must extend water service to back of sidewalk. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to an existing Planned Commercial Development for a Veterinary clinic. M December 4, 2003 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-6323-1 The request does not require a change to the Land Use Plan. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. 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. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Mark Rickett was present representing the applicant. Staff stated the request was to place a building on a unplatted lot located at the Village at Rahling Road development. Staff noted a final plat would be filed prior to a building permit being issued. Staff requested the applicant provide the days and hours of operation, the location of any proposed dumpsters and the maximum allowed sign height and area. Staff also requested the applicant provide information concerning boarding, outdoor runs and/or kennels proposed for the site. Public Works comments were addressed. Staff noted all driveways shall be concrete aprons and the applicant would be required to replace any broken curb or sidewalks in the right-of-way prior to occupancy. Landscaping comments were addressed. Staff noted the areas set aside for landscaping appeared to meet the minimum ordinance requirements. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the days and hours of operation to be from 7:00 am to 6:00 pm Monday through Friday and from 7:00 am to noon on Saturday. The applicant has indicated the maximum building height to be 29.0 feet with an average building height of 19.0 feet. The applicant has indicated a ground mounted monument style sign 18-inches high and 36-feet in length on a six foot base. The proposed signage is consistent with signage allowed in office zones. Staff is supportive of the proposed signage. 4 December 4, 2003 SUBDIVISION ITEM NO.: 18 (Cont. FILE NO.: The applicant has indicated boarding will take place on the site but there will be no outdoor runs or kennels. The applicant has stated animals will be taken outside only with a handler. The applicant has indicated there will be one doctor and three employees on site. The applicant has also indicated the veterinarian will not treat large animals on site. The typical minimum parking demand for a facility of this type would be six spaces. The applicant has indicated 18 on -site parking spaces more than adequate to meet the typical minimum parking demand. The applicant has located the dumpster in the rear of the building. The site plan indicates the dumpster will be screened on three sides at least two feet above the top of the container. Staff is supportive of the placement and the provided screening. The applicant has indicated landscaping and buffers as well as interior landscaping within the parking lots. The areas set aside for buffers and landscaping appear to meet with ordinance requirements. Staff is supportive of the proposed landscaping plan. To Staffs knowledge there are no outstanding issues associated with the proposed request. The proposed use of the site, a veterinarian clinic should have no adverse impact on adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 O.: Z-6323-1 NAME: The Village at Rahling Road Revised Long -form PCD LOCATION: On Rahling Circle, Unrecorded Lot 8A DEVELOPER: Briarwood Animal Hospital Enterprises, Inc. 8422 Kanis Road Little Rock, AR 72204 ENGINEER: Rickett Engineering, Inc. P.O. Box 241326 Little Rock, AR 72223 AREA: 0.6660 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: C-2 Permitted uses PROPOSED ZONING: Revised PCD PROPOSED USE: Veterinary clinic VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On August 5, 1997, the Board of Directors adopted Ordinance No. 17,542 which established The Village at Rahling Road Long -form PCD. The PCD established a 14-lot development with C-2 uses being permitted. The initial action approved a site plan for Lots 1 and 2 of the development with the intent being that each of the remaining lots FILE NO.: Z-6323-1 (Cont. would be brought to the Commission on an individual basis as a particular development was proposed. Subsequent actions have been approved to allow seven small buildings on the properties within the development. There are currently four buildings of the seven approved buildings completed or under construction on the rear lots. A. PROPOSAL/REQUEST: The applicant proposes the development of Chenal Valley Animal Hospital, a full service animal hospital to locate on Unrecorded Lot 8A of the Village at Rahling Road Subdivision. The proposed building will meet the architectural control guidelines as required by the Chenal Valley Architectural Control Committee. The proposed structure will be constructed of commercial grade steel and wood framing. The exterior of the building will be a southern Louisiana plantation style and will be in keeping with other commercial structures in the development. The principal building roof will be a pitched gable roof with 8:12 slope. Roofing will be architectural composition shingles. Windows will be wood with divided lites. Exterior walls will be stucco and brick. The exterior will also feature a wrap- around porch with architectural columns and a porte-cochere at the main entry for vehicle passenger access. The site will be landscaped per Chenal Valley Architectural Control requirements and will include a fenced yard area. Signage will meet the guidelines as required by the Architectural Control Committee. The parking areas will be of asphalt paving per city specifications and the concrete walks will have brick borders as required by the development regulations. Parking lot lighting shall be antique style fixtures. The applicant is not proposing the placement of any outdoor runs or kennels as a part of the development. A fenced area is shown on the site plan to allow the patients an area to go outdoors only with a caregiver. The applicant is proposing boarding as a part of the development. B. EXISTING CONDITIONS: The site is a cleared flat site with street improvements in place. The property was cleared and graded with initial development of the PCD. Access to the lot is via Rahling Circle, off of Rahling Road. The 0-2 and PCD zoned properties immediately south and east of the site are undeveloped. Smaller office buildings are located adjacent to the proposed site to the south and southeast. The larger buildings of the multiuse PCD are located north of the site. 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 site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. There is not an active neighborhood association located in the area. 2 FILE NO.: Z-6323-1 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. All driveways shall be concrete aprons per City Ordinance. Provide handicap ramps for sidewalks. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: A 10-foot utility easement is required along the eastern perimeter of the site. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water service is available. Developer must extend water service to back of sidewalk. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Community Shopping for this property. The applicant has applied for a revision to an existing Planned Commercial Development for a Veterinary clinic. The request does not require a change to the Land Use Plan. Landscape: Areas set aside for buffers and landscaping meet with ordinance requirements. 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. 3 FILE NO.: Z-6323-I Cont. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Mark Rickett was present representing the applicant. Staff stated the request was to place a building on a unplatted lot located at the Village at Rahling Road development. Staff noted a final plat would be filed prior to a building permit being issued. Staff requested the applicant provide the days and hours of operation, the location of any proposed dumpsters and the maximum allowed sign height and area. Staff also requested the applicant provide information concerning boarding, outdoor runs and/or kennels proposed for the site. Public Works comments were addressed. Staff noted all driveways shall be concrete aprons and the applicant would be required to replace any broken curb or sidewalks in the right-of-way prior to occupancy. Landscaping comments were addressed. Staff noted the areas set aside for landscaping appeared to meet the minimum ordinance requirements. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the days and hours of operation to be from 7:00 am to 6:00 pm Monday through Friday and from 7:00 am to noon on Saturday. The applicant has indicated the maximum building height to be 29.0 feet with an average building height of 19.0 feet. The applicant has indicated a ground mounted monument style sign 18-inches high and 36-feet in length on a six foot base. The proposed signage is consistent with signage allowed in office zones. Staff is supportive of the proposed signage. The applicant has indicated boarding will take place on the site but there will be no outdoor runs or kennels. The applicant has stated animals will be taken outside only with a handler. The applicant has indicated there will be one doctor and three employees on site. The applicant has also indicated the veterinarian will not treat large animals on site. The typical minimum parking demand for a facility of this type would be six spaces. The applicant has indicated 18 on -site parking spaces more than adequate to meet the typical minimum parking demand. 4 FILE NO.: Z-6323-1 (Cont. The applicant has located the dumpster in the rear of the building. The site plan indicates the dumpster will be screened on three sides at least two feet above the top of the container. Staff is supportive of the placement and the provided screening. The applicant has indicated landscaping and buffers as well as interior landscaping within the parking lots. The areas set aside for buffers and landscaping appear to meet with ordinance requirements. Staff is supportive of the proposed landscaping plan. To Staffs knowledge there are no outstanding issues associated with the proposed request. The proposed use of the site, a veterinarian clinic should have no adverse impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) The applicant was present representing the request. There were no registered objectors present. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent.