HomeMy WebLinkAboutZ-4849-A Staff AnalysisJuly 24, 2003
ITEM NO.: E FILE NO.: Z -4849-A
NAME: Sipe Ministries Day Care — Conditional Use Permit
LOCATION: 8619, 8705 and 8707 Stanton Street
OWNERIAPPLICANT- Sipe Ministries, Inc./Terry Burruss
PROPOSAL: A conditional use permit is requested to allow for the
phased redevelopment of this existing private school
— daycare. The property is zoned R-2.
SITE LOCATION:
The site is located on the east side of Stanton Road, 500 feet north of
Baseline Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The school has been in operation at this location for 20t years. The
proposal is to replace the older buildings now being used with new
buildings and to construct some much needed on-site parking. The site is
located in an area of mixed zoning and uses and the proposed
redevelopment of this existing use should be compatible with the
neighborhood.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Upper Baseline,
Windamere and SWLR United for Progress Neighborhood Associations
were notified of this request. On June 10, 2003, the Upper Baseline
Neighborhood Association voted to support the application.
3. ON SITE DRIVES AND PARKING:
The school currently has an enrollment of 70 students and 10 employees;
requiring 17 parking spaces under current guidelines, Phase I will add 3
more spaces, bringing the total number of on-site parking spaces to 17.
Phase II will add 6 employees and 70 children. Phase III will add 7
employees and another 70 children. New parking will be built in phases
corresponding to the new enrollment and added employees. Ultimately
the site will have 210 children and 23 employees; requiring 44 parking
spaces. The new parking lot will contain 43 spaces. With the drop-off
spaces along the front of the property, there will be more than enough
parking on site. In Phase Il, one of the existing driveways will be closed,
leaving 1 entry -only driveway and 2 exit -only driveways.
July 24, 2003
SUBDIVISION
ITEM NO.: E (Cont.
4. SCREENING AND BUFFERS:
ILE NO.: Z -4849-A
Compliance with the City's Landscape and Tree Protection Ordinance is
required.
The land use buffers along the northern and southern perimeters drop
below the nine (9) foot width requirement of the zoning ordinance and the
six (6) feet and nine (9) inches requirement of the landscape ordinance.
The street buffer drops below the twenty-eight (28) foot width requirement
average and the fourteen (14) foot width minimum allowed at any given
point.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen plantings, is required along
the northern perimeter of the site being developed.
5. PUBLIC WORKS COMMENTS:
1. The existing right-of-way of 30' from centerline meets master street
plan requirements.
2. Storm water detention ordinance applies to this property. Show the
proposed location for future stormwater detention facilities on the plan
and locations of all storm water entering and leaving the site.
3. Driveway locations do not meet the traffic access and circulation
requirements of Sections 30-43 and 31-210. Two driveways should be
closed with one-way driveway circulation northbound.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No comments received.
Reliant: Approved as submitted.
Southwestern Bell: Approved as submitted.
Water: Contact Central Arkansas Water if larger and/or additional water
meter(s) are required. A Capital Investment Charge based on the size
of the meter connection(s) will apply for additional meters for this
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July 24, 2003
SUBDIVISION
ITEM NO.: E Cont. FILE NO.: Z -4849-A
project in addition to normal charges. All Central Arkansas Water
requirements in effect at the time of request for water service must be
met.
Fire Department: Approved as submitted,
County Planning: No comments received.
CATA: No comments received.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 2003)
Terry Burruss and Edman Sipe were present representing the application. Staff
presented the item and noted that much more information was needed on
specifics of the development. A lengthy list of needed information was
presented. The applicant was advised to provide the needed details by June 11,
2003. Public Works and Landscape Comments were presented. The applicant
was advised that the required closure of the driveways could correspond to the
phased development of the site.
After advising the applicant to provide the needed information to staff, the
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The R-2 zoned property located at 8619, 8705 and 8707 Stanton Road is
occupied by Sipes Ministries Day Care. The property contains 4, one-story
buildings and 1, two-story building. The one-story buildings house classrooms
and the two-story building contains an activity center on the ground floor and
offices on the second floor. Four driveways provide access to a gravel parking
area located along the front of the buildings, adjacent to Stanton Road. The day
care has an enrollment of 70 students and 10 employees. The day care is a
nonconforming use having been in place prior to the property's annexation into
the City. Hours of operation are Monday through Friday, 6:30 a.m. — 6:00 p.m. A
small, fenced playground is located directly behind the activities building and an
open, play area is located on most of the rear of the property. Children's ages
range from 18 month to 5 years. The property is enclosed with a combination of
chainlink and privacy fencing.
The applicant is proposing the phased redevelopment of the property, resulting in
the removal of all one-story buildings and replacement with 3 new buildings. An
increase in enrollment is proposed and a new parking lot will be constructed.
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July 24, 2003
SUBDIVISION
ITEM NO.: E(Cont.)FILE NO.: Z -4849-A
The new buildings will be a combination of masonry/metal siding with a metal
roof. The buildings will be 18t feet in height and will have a roof pitch of 2:12.
Phase I consists of the removal of the northernmost building and construction of
a new, 5,400 square foot building in its place. Three parking spaces will be built
at the north end of the property to provide the needed 17 spaces. No change to
the current enrollment of 70 children and 10 employees is proposed in Phase I.
Phase II consists of the removal of a second one-story building, construction of a
new, 5,400 square foot building in its place, construction of a portion of the new
parking lot and removal of one of the four driveways onto Stanton Road. The
southernmost driveway will become a one-way entry only and the two
northernmost driveways will be one-way exit only. By having two exit driveways,
parents dropping off or picking up children at the middle (Phase II) building will
not have to drive in front of the Phase I building to exit the site. Staff believes it is
appropriate to require the paving of the existing gravel driveway/parking area
adjacent to Stanton Road in conjunction with Phase II since this phase will result
in the closure of one of the driveways and construction of a portion of the new,
paved parking lot. This phase will also result in 6 additional employees and an
expansion in enrollment to 140 students.
Phase III consists of the removal of the two southernmost one-story buildings,
construction of a single, 5,400 square foot building in their place and completion
of the new paved parking lot. This phase will result in 7 additional employees for
a total of 23 and in increase in enrollment to 210 students.
The two-story office/activity building will remain. A 640 square foot grounds
building will be built at some point. No changes are proposed to fencing or the
play areas. No signage plan has been submitted but staff would recommend that
any new signage comply with the office/institutional district standards.
Staff is supportive of the requested conditional use permit. Redevelopment of
the site with new buildings and paved parking should be a positive for the
neighborhood. Even at full enrollment, the day care should be compatible with
uses and zoning in the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with staff comments and conditions outlined in Sections 4, 5
and 6 of this report.
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July 24, 2003
SUBDIVISION
ITEM NO.: E (Cont.
FILE NO.: Z -4849-A
2. Compliance with the approved site plan and the proposed phasing plan.
3. With Phase II the existing gravel driveway and parking area located in
front of the buildings adjacent to Stanton Road is to be paved and
landscaped with additional landscaping to offset the reduced street buffer.
4. With Phase II one of the two southern driveways is to be removed
resulting in 1 entry -only driveway and 2 exit -only driveways.
5. All new signage is to comply with office and institutional standards. No
new ground -mounted signs are to be erected on the site without existing
ground -mounted signs being removed.
6. Any new site lighting is to be shielded and aimed downward and into the
site.
PLANNING COMMISSION ACTION:
(JUNE 26, 2003)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had not completed the required notification
and the item needed to be deferred. A letter of support had been submitted by
SWLR United for Progress and the Upper Baseline Neighborhood Association.
The item was placed on the Consent Agenda and approved for deferral to the
July 24, 2003 meeting by a vote of 9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION:
(JULY 24, 2003)
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 as recommended by
staff. The vote was 11 ayes, 0 noes and 0 absent.
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