HomeMy WebLinkAboutZ-5204-A Staff AnalysisJanuary 30, 1990
SUBDIVISIONS
item No. 7
Name: Baseline Road Day Care Center
Conditional Use Permit
(Z -5204-.A)
Location: The southeast corner of
Loetscher Lane and Baseline
Road (5221 Baseline Road)
Owner./Appl_icant.: Central Church of the Nazarene/
Sandra Lawhon
Proposal:
To convert an existing 1784 +/- square foot single family
structure to a day care center with a capacity of 30
children on 1.03 +/- acres of land that is zoned 11R-211.
ORDINANCE DESIGN STANDARDS:
1. Site Location
Adjacent to a principal arterial (Baseline Road) and a
residential street (Loetscher Lane).
2. Compatibility with Neighborhood
The site is abutted by commercial and multifamily uses
located to the north, office to the east (church),
single family to the west, and vacant land to the
south. The staff feels that the proposed site is
appropriate for a day care center use and should be
compatible with the surrounding area.
3. On.-_Sit_e ,Drives _and Parking
The site contains a gravel semi -circular drive (with
access to Baseline Road and Loetscher Lane) and room
for at least three parking spaces (two spaces in the
carport and at least one additional space to the west
of the carport). The applicant has stated that they
have room for six parking spaces and would like to
defer the paving of the drive and parking area until
the Baseline Road project is completed.
1
January 30, 1990
SUBDIVISIONS
Item No. 7 (Continued)
4.
5.
1.9
7.
Screening and Buffers
.......................................
The applicant is proposing to use the existing trees
and shrubs as landscaping.
Analysis
The staff does not foresee any adverse impact on the
surrounding area as a result of the proposed use. The
staff does, however, need a revised site plan that
shows the relocated access to Loetscher Lane as per
City Engineering comments.
The applicant has requested two variances. The first
request is a waiver of the conditional use permit
filing fee. The applicant paid a $125.00 filing fee on
a request to rezone the property to 11C-311. The
application was subsequently deferred four times and
ultimately withdrawn with prejudice on November 14,
1989 by the Planning Commission. The applicant has
stated that she did not realize that she could have
requested a conversion to a conditional use permit.
The second variance requested by the applicant is to
postpone the paving of the drive and parking until the
Baseline Road widening project has been completed.
The staff does not have any problem with the waiver of
the filing fee. The staff does not, however, support a
request to defer the paving of the parking and drive.
According to the City Engineer's office, the Baseline
Road project is not in the City of Little Rock's
control (managed by the State Highway Department) and
will not be constructed in this area until at least
1991.
City__Engineer Comments
The driveway entrance off Loetscher Lane should be
relocated at least 100 feet south of the Baseline Road
intersection.
Staff Recommendation
Approval, subject to the applicant agreeing to: (1)
Provide a revised site plan as outlined above; and
(2) the immediate paving of the access drive and
parking area.
2
January 30, 1990
SUBDIVISIONS
Item No. 7 (Continued)_._._.
crrnnrvrcrnW r4AMMrmmVL1 1D1W17TP r•
The applicant was not present. The staff stated that the
applicant was ceasing operations and was requesting that the
item be withdrawn.
PLANNING COMMISSION ACTION;
The applicant was not present. There were no objectors.
The Commission voted 10 ayes, 1 absent, to accept the
withdrawal of the application.
3
November 14, 1989
Item No. A - Z-5204
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Central Church of the Nazarene
Sandra Lawhon
5221 Baseline Road
Rezone from "R-2" to "C-3"
Day Care Center
1.03 acres
Single Family Residence
SURROUNDING LAND USE AND ZONING:
North
- Single
family
& multifamily, zoned "R-2" & PRD
South
- Vacant,
zoned
"R-2"
East
- Church,
zoned
"R-2"
West
- Single
family,
zoned "R-2"
STAFF ANALYSIS:
The proposal is to rezone the site from "R-2" to "C-3" to
permit a day care center. The property is located at the
southeast corner of Baseline Road and Loetscher Lane which
is situated approximately one-half mile east of Geyer
Springs Road. The site is currently occupied by a single.
family residence that will be utilized for the day care
operation.
Zoning in the area is "R-2," "R-4," "C-3," -2" and PRD.
The property in question abuts "R-2" on two sides and across
Loetscher Lane the zoning is "R-2." Directly across
Baseline Road, the existing zoning is "R-2" and PRD. Land
use is a mix of single family, multifamily, office,
churches, commercial and industrial with the property
adjoining a church on the east and a vacant tract on the
south. Across Loetscher Lane there is a single family
residence and on the north side of Baseline Road is an
entrance to a multifamily development.
1
November 14, 1989
Item No. A - Z-5204 (Contin..u.....e.......d.)
.
Geyer Springs East is the adopted plan for the area and it
recommends a mixed residential pattern for the south side of
Baseline for several blocks in either direction of Loetscher
Lane. The proposed "C-3" reclassification is in conflict
with the plan and Staff does not support the commercial
rezoning change. Staff feels that an effort should be made
to avoid stripping out Baseline Road, and there is concern
that the proposed rezoning would encourage a continuation of
the strip pattern and compound some of the existing problems
found along Baseline Road. Other potential issues include
traffic and future development of the site.
If the day care center is the immediate use, then the "C-3"
rezoning is not needed. In the "R-2" District, day care
centers are permitted as conditional uses and obtaining a
conditional use permit should be the process utilized for
this location.
ENGINEERING COMMENTS:
Baseline Road is classified as a principal arterial which
requires a right-of-way standard of 110 feet. The existing
right-of-way is deficient and additional dedication of
15 feet will be required. (The owner's engineer needs to
clarify the location of the existing right-of-way with the
City Engineer's office.)
STAFF RECOMMENDATION:
Staff recommends denial of the requested "C-3" rezoning.
PLANNING COMMISSION ACTION: (July 11, 1989)
Staff told the Commission that the rezoning needed to be
deferred because of a notice problem. A motion was made to
defer the item to the August 8, 1989 meeting. The motion
was approved by a vote of 6 ayes, 0 nays and 5 absent.
PLANNING COMMISSION ACTION: (August 8, 1989)
Staff reported that the item needed to be deferred to the
next meeting. A motion was made to defer the request to the
August 22, 1989 meeting. The motion was approved by a vote
of 8 ayes, 0 nays and 3 absent.
2
November 14, 1989
I t em No . A - Z-5204 (Con t_ i Hued )M
PLANNING COMMISSION ACTION: (August 22, 1989)
Staff informed the Planning Commission that the applicant
had requested another deferral. The item was placed on the
consent agenda and a motion was made to defer the rezoning
request to the October 3, 1989 meeting. The motion was
approved by a vote of 8 ayes, 0 nays and 3 absent.
PLANNING COMMISS„ION ACTION: (October 3, 1989)
The staff reported that the applicant had contacted the
Planning office and requested another deferral. Staff
reminded the Commission that the Bylaws allow the applicant
two deferral requests and this was the third request. The
item was placed on the consent agenda and deferred to the
November 14, 1989 meeting. The vote was 8 ayes, 0 nays and
3 absent. The Commission also suspended the Bylaw
requirement for deferrals and instructed the staff to notify
the applicant in writing that this will be the last
deferral.
PLANNING COMMISSION ACTION: (November 14, 1989)
The applicant, Sandra Lawhon, was not present. After a
brief discussion, a motion was made to withdraw the item
with prejudice. The motion was approved by a vote of
11 ayes, 0 nays and 0 absent.
3