Z-8682 Staff AnalysisAugust 11, 2011
ITEM Na.: 5
NAME:
LOCATION:
OWNER/APPLICANT:
PROPOSAL:
2
SITE LOCATION:
FILE NO.: Z-8682
Linda's Learning Center Day Care Center —
Conditional Use Permit
2506 Center Street
Henry Akin/Linda Hill
A conditional use permit is requested to allow for
construction of a day care center on this vacant, R-4
zoned property.
The property consists of 4 lots located at the southwest corner of
Roosevelt Road and Center Street.
COMPATIBILITY WITH NEIGHBORHOOD:
The property fronts onto an arterial street in an area of mixed uses and
zoning. Several commercial, office and institutional uses are located
along Roosevelt Road in this area. Other uses include various types of
residential, including single family and multifamily. The proposed day care
center appears to be an appropriate use for the site.
Notice of the public hearing was sent by staff to all residents within 300
feet who could be identified and the Meadowbrook, Community Outreach
and Pettaway Park Neighborhood Associations. The applicant was to
send notice via certified mail to all owners of properties located within 200
feet of the site, based upon a list of owners provided by an abstract
company. She failed to do so and has requested a waiver of the
commission's bylaw to accept notice as she completed.
3. ON SITE DRIVES AND PARKING:
The parking requirement for a day care center is one space per employee,
teacher and administrative plus one space per facility vehicle plus one
space per 10 persons of licensed capacity. At a minimum this facility
should have 22 spaces (60 children, 15 employees and 1 facility van).
The applicant has proposed 20 on -site parking spaces. There is sufficient
room to construct the two (2) additional required spaces.
August 11, 2011
ITEM NO.: 5 (Cont.) FILE NO.: Z-8682
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
The Landscape Ordinance requires a nine (9) ,foot wide perimeter
landscape strip along both Center Street and West Roosevelt Road. The
nine (9) foot must be in place after any new right-of-way dedication.
Currently, the area along Center Street appears deficient. A variance
must be obtained from the City Beautiful Commission prior to the issuance
of a building permit.
A small amount of building landscaping will be required.
An automatic irrigation system to water landscaped areas will be required
if the site is an acre in size or more.
Street trees are both highly encouraged and appreciated.
5. PUBLIC WORKS COMMENTS:
1. Center Street is classified on the Master Street Plan as a collector
street. A dedication of right-of-way thirty (30) feet from centerline will
be required.
2. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of Center Street and Roosevelt Road.
3. Roosevelt Road is classified on the Master Street Plan as a principal
arterial with special design standards. Dedication of right-of-way to
thirty-five (35) feet from centerline will be required.
4. Vehicle turning templates should be used and shown on the site plan
to show vehicle maneuvering ability through the parking lot driveway.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: Approved as submitted.
Centerpoint Energy: No comments received.
VA
August 11, 2011
ITEM NO.: 5 (Cont.) FILE NO.: Z-8682
AT&T (SBC): No comments received.
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.
Contact Central Arkansas Water regarding the size and location of the
water meter.
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 PRZA, 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 (10) 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 Department: Fire hydrants per code, maintain at least twenty (20)
foot wide access, knox box, canopy height per code. Contact Fire
Marshall at 490-1594 with any questions.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route. A bus route is
located two blocks to the north and two blocks to the east.
C
August 11, 2011
ITEM NO.: 5 (Cont.
FILE NO.: Z-8682
SUBDIVISION COMMITTEE COMMENTS: (JULY 21, 2011)
Linda Hill and Ron Woods were present, representing the application. Staff
briefly described the proposed day care project. Staff noted that some additional
information was needed on the project. Staff noted that the proposed parking
shown on the plan was well under the minimum ordinance requirement. Ron
Woods explained that the size of the building would be increased by -
approximately 500 square feet. Ms. Hill noted that the maximum enrollment
would be approximately 60 children. Mr. Woods indicated that the parking would
be redesigned to provide increased spaces.
The Public Works requirements were briefly discussed. It was noted that
additional right-of-way was needed for Center Street, Roosevelt Road and the
corner radial.
The landscape requirements were briefly discussed. It was noted that minimum
nine (9) foot wide landscape strips were required along both street frontages.
Mr. Woods indicated that those would be provided, with the right-of-way
dedication being considered.
There was a brief discussion regarding the possible future abandonment of the
alley along the rear (west) property line.
After the discussion, the Committee forwarded the application to the full
Commission for final action.
TAFF ANALYSIS:
The applicant is requesting approval of a conditional use permit to allow for the
construction of a day care center building and parking lot on this vacant, R-4
zoned property. The one-story building will be constructed with an EIFS exterior
and a pitched, standing seam metal roof. Parking will be located in front (east) of
and beside (south) the building. A fenced playground will be located behind
(west) the building.
The building will contain approximately 2,600 square feet with a capacity of 60
children ages 8 weeks to 13 years. - Staffing will consist of 10-15 employees.
Days and hours of operation are Monday through Friday, 6:00 a.m. to 11:00 p.m.
Access to the site will be from Center Street. Parking for 20 vehicles is
proposed. The facility will have a van that will be used to provide transportation
for those children not being brought to the facility. The dumpster will be located
at the west end of the south parking lot. A single ground sign is proposed at the
corner. The sign is proposed with a height of 6 feet and an area of 24 square
M
August 11, 2011
ITEM NO.: 5 (Cont.
FILE NO.: Z-8682
feet. Signage is not shown on the building but a wall sign would be allowed on
the north and east facades, facing Roosevelt Road and Center Street
respectively. Pole lights will provide lighting for the parking lots. Such lighting
should be shielded downward and into the site. The only fencing proposed is a
wood fence around the playground and screening fencing around the dumpster.
The applicant submitted responses to the issues raised at Subdivision
Committee, either in -bn addendum to the cover letter or as notes on the revised
site plan.
No bill of assurance was provided. It is unlikely that the bill of assurance
addresses use issues, based on the age of the subdivision. The site plan should
be modified to provide the two additional required parking spaces. Modification
to the parking lot is required to provide additional interior landscaping.
The only real outstanding issue is that of notification. The applicant did not follow
the Commission's required notification process. She did not obtain a list from an
abstract company to know who owns the properties located within 200 feet. She
did not use the notice form, which is part of the application package. It appears
there are up to 40 properties within 200 feet of the site. The applicant provided
copies of certified mail receipts for 6 persons. The letter sent by the applicant did
not give the date, time and location of the hearing. The applicant is requesting
that the Commission accept the notices as she did them. Staff believes the item
should be deferred and the applicant instructed to follow the required process.
STAFF RECOMMENDATION -
Staff recommends deferral of the item to the September 22, 2011 meeting with
the applicant instructed to follow the Commission's notification procedure.
PLANNING COMMISSION ACTION; (AUGUST 11, 2011)
The applicant was not present. There were no objectors present. Staff informed
the Commission that, on August 5, 2011, the applicant had requested withdrawal
of the item. Staff recommended approval of the withdrawal request, without
prejudice. There was no further discussion. The item was placed on the consent
agenda and approved for withdrawal without prejudice by_a vote of 9 ayes,
0 noes and 2 absent.
6i
SUBDIVISION COMMITTEE COMMENTS
JULY 21, 2011
ITEM NO.: 5. LINDA'S LEARNING CENTER DAY CARE CENTER
CONDITIONAL USE PERMIT — 2506 CENTER STREET Z-8682
Planning Staff Comments:
1. Cover letter states the Bill of Assurance was found. Provide copy.
2. Provide information on proposed building; materials, roof, building height, etc...
3. Locate playground on site plan; boundary and fencing.
4. Label building setbacks on site plan.
5. Provide fencing plan.
6. Provide signage plan.
7. Provide days and hours of operation.
8. Locate dumpster/trash collection area and required screening.
9. Provide dimensions of parking spaces and driveway.
10. Indicate type of pavement; concrete or asphalt.
11. Will there be a facility van?
12. Parking requirement for a day care center is one (1) space per employee, teacher and administrator plus one
(1) space per facility vehicle plus one (1) space per ten (10) persons of licensed capacity. Nine (9) spaces
are indicated. At a minimum, this site needs twenty-three (23) spaces (eighty (80) children, fifteen (15)
employees).
13. Provide lighting plan, lighting should be low-level and directional, aimed downward and into the site.
14. What are the ages of children to be served?
15. Are the building and parking correctly scaled?
Variance/Waivers:
• None Requested.
Public Works:
1. Center Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way thirty
(30) feet from centerline will be required.
2. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Center Street and
Roosevelt Road.
3. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design standards.
Dedication of right-of-way to thirty-five (35) feet from centerline will be required.
4. Vehicle turning templates should be used and shown on the site plan to show vehicle maneuvering ability
through the parking lot driveway.
Utilities and Fire Deuartment/County Planning:
Wastewater: Sewer available to this project.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met.
ITEM NO.: 5, CON'T Z-8682
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.
Contact Central Arkansas Water regarding the size and location of the water meter.
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 PRZA, 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 (10) 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 Department: Fire hydrants per code, maintain at least twenty (20) foot wide access, knox box, canopy height
per code. Contact Fire Marshall at 490-1594 with any questions.
County Planning: No Comments,
CATA: The site is not located on a CATA bus route. A bus route is located two blocks to the north and two
blocks to the east.
Planning Division: No Comments.
Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements.
The scale/proportion of the building to the parking appears to be off, clarify.
The Landscape Ordinance requires a nine (9) foot wide perimeter landscape strip along both Center Street and West
Roosevelt Road. The nine (9) foot must be in place after any new right-of-way dedication. Currently, the area
along Center Street appears deficient. A variance must be obtained from the City Beautiful Commission prior to
the issuance of a building permit.
A small amount of building landscaping will be required.
An automatic irrigation system to water landscaped areas will be required if the site is an acre in size or more.
Street trees are both highly encouraged and appreciated.
Other: Submit responses to staff comments and four (4) copies of revised site plan, (if required), no later than
Wednesday July 27, 2011. Required notices are to be sent via certified mail no later than Wednesday July 27, 2011
and proof of notice returned to staff by Friday August 5, 2011.