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HomeMy WebLinkAboutZ-4185-A Staff AnalysisOctober 26., 2000 ITEM NO.: 9 FILE NO.: Z -4185-A NAME: Toddler Tune Academy - Revised Conditional Use Permit LOCATION: 10402 Mabelvale West Road OWNER/APPLICANT: Ronnie & Kimberly Carter / Kim Carter PROPOSAL: To amend an existing conditional use permit to increase the capacity of an existing day care from 30 to 42 children and increase parking to accommodate the higher capacity. No exterior building changes proposed on this R-2, Single Family Residential property located at 10402 Mabelvale West Road. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: 2. This 0.41 acre site is located on the north side of Mabelvale West Road near the intersection with Train Station Road. COMPATIBILITY WITH NEIGHBORHOOD: The proposed site is zoned R--2, Single Family Residential. The zoning to the north is 0-3, General Office, to the east is C-1, Neighborhood Commercial, to the south across Mabelvale is I-20, Light Industrial, and to the west is zoned R-2. Staff believes the proposed small expansion of this existing day care center would continue to be compatible with the neighborhood. The Pinedale Neighborhood Association, Southwest Little Rock United for Progress, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: The site has one existing access drive from Mabelvale West which would not change. The day care would require 10 October 26, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -4185-A parking spaces based on one for each 10 children, and one for each employee. An additional 20 feet of right of way has to be dedicated according to the Master Street Plan. That would leave space for only 5 on-site parking spaces. The applicant has arranged with a church a short distance to the west for five parking spaces for employees of the day care. That would represent 50% of the required ten parking spaces; the ordinance allows 25% off-site parking. Therefore, a variance would be required for the amount of off-site parking. 4. SCREENING AND BUFFERS: The on-site street buffer along Mabelvale West Road must average at least 6% of the length of the property but at no point be less than 9 feet in width. The land use buffer along the western perimeter must not drop below a width of 9 feet. The Landscape Ordinance requires a minimum width east and west of the proposed vehicular use area of 6.7 feet. A 6 foot high opaque screen, preferably a wood fence with its side directed outward, is required along the western perimeter. 5. PUBLIC WORKS COMMENTS: a. Mabelvale West is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. b. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. c. Plans of all work in right-of-way shall be submitted for approval prior to start of work. d. Stormwater detention ordinance applies to this property. e. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. f. Mabelvale has a 1998 average daily traffic count of 9,000. 2 October 26, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -4185-A 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Water: Contact the Water Works if additional and/or larger meter(s) are required. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: No comments received. Entergy: No comments received. Fire Department: Approved as submitted. CATA: Site is on bus routes #17 and 17A and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: The applicant has requested to amend an existing conditional use permit to increase the number of children to a maximum of 42. The applicant stated Department of Human Services had approved that number. Currently the C.U.P. is for 30 children and was approved in March 1984. The hours of operation would remain 6 a.m. to 6 p.m. Monday through Friday. No changes are proposed to the exterior of the building so setbacks and heights are not an issue, but the structure does meet ordinance requirements. The only site issue is parking. The day care would require 10 parking spaces based on one for each 10 children, and one for each employee. They would have 6 employees. An additional 20 feet of right of way has to be dedicated according to the Master Street Plan. That would leave space for only 5 on-site parking spaces. The applicant has arranged in writing with the First Missionary Baptist church a short distance to the west for five parking spaces for employees of the day care. That location would be well within the 300 foot distance allowed for off-site parking. That would represent 50% of the required ten parking spaces; the ordinance allows 25% off-site parking. Therefore, a variance would be required for the amount of 3 October 26,, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -4185-A off-site parking. Staff believes the variance would be reasonable based on the nature of the use. 8. The applicant has also asked for a variance to allow up to two signs on the site, which would be constructed within office standards. One would be mounted on the building and the other possible location would be a ground sign near the front property line. The office standard allows a ground sign with a 64 square foot sign face, six feet tall, and a wall sign equal to 10% of the front fagade: The wall sign would have to face Mabelvale West. It was agreed by Staff and the Subdivision Committee that those sizes would be reasonable. Staff believes the proposed increase in capacity is reasonable, including the parking and sign variances, and would be compatible with the area. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. C. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. d. The off-site parking would have to remain a permanent part of the C.U.P. to keep it valid. Staff also recommends approval of variances to allow off-site parking for 50% of the requirement (5 spaces) , and for signs meeting office sign standards. SUBDIVISION COMMITTEE COMMENTS: (OCTOBER 5, 2000) Kim Carter was present representing her application. Staff gave a brief description of the proposal, briefly reviewing the comments provided to the applicant. The discussion focused around the parking requirements and options for meeting them, signage desired by the applicant, and buffers between the pavement and the street, and to the side 4 October 26•, 2000 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z -4185-A property lines. Required variances for parking and signage were explained. The applicant verified the operating hours. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) Kim Carter was present representing her application. There were no registered objectors present. Staff presented the item with a recommendation for approval, to include the variances allowing off-site parking and for signs as described, subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations. The vote was 10 ayes, 0 nays and 1 absent. 5