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HomeMy WebLinkAboutZ-5868-A Staff AnalysisAugust 7, 2003 ITEM NQ-' 14 FILE NO-: Z -5868-A NAME: Archild Day Care — Conditional Use Permit LOCATION: West 1 oth Street, between Harrison Street and Fair Park Blvd. OWNER/APPLICANT: Archild, Inc./Joe D. White, Jr. PROPOSAL: A conditional use permit is requested to allow for continued use of these R-3, RA and 0-3 zoned properties for a day care and to allow for construction of a new building. SITE LOCATION: The site encompasses the entire block bounded by Maryland Avenue, West 1 oth Street, Harrison Street and Tyler Street as well as the north half of the two blocks between Harrison Street and Fair Park Blvd., south of West 1 oth Street. 2- COMPATIBILITY WITH NEIGHBORHOOD- Archild has operated in this area, in some of the buildings, since 1971. Uses in the area range from single family residences to a hotel and convenience store. The residential properties are located on R-3 zoned properties to the south and east and on 0-3 zoned properties to the north. The applicant's plan includes primarily the continued use of the buildings as they currently exist. The proposed new building is sited behind the LaQuinta Hotel, in an area that should have a reduced effect on the neighborhood. Allowing the use, as proposed, should not affect the day care's compatibility 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 War Memorial, Oak Forest and Forest Hills Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The day care operates out of a series of buildings located along West 1 oth Street and Fair Park Blvd. Each property has 1 to 2 parking spaces in a typical residential configuration. Ten angled spaces are located on the north side of 10th Street and 10 spaces are located in the undeveloped Tyler Street right-of-way south of loth Street. While the parking/drop-off situation is certainly nowhere near compliant with code, the applicant is not requesting any change in use of these properties or an increase in August 7, 2003 ITEM NO.: 14 (Cont.) FILE NO.: Z -5868-A enrollment. When the new building is constructed, at some point in the future, a properly designed 14 space parking lot will also be built. 4. SCREENING AND BUFFE.RS: On-site parking areas and associated vehicular use areas to be developed must be landscaped in compliance with ordinance requirements. 5. PUBLIC WORKS COMMENTS: 1. The current land use would classify all boundary streets on the Master Street Plan as a commercial streets. Right-of-way and street widening to collector standards would be required with future construction permits. 2. Traffic circulation plan should be provided addressing pick-up and drop-off location, visitors, service vehicles, and staff parking; with redevelopment. 3. With construction, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Stormwater detention ordinance applies to this property. 6, UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: Approved as submitted. Southwestern Bell: SBC has aerial cable in this block that may have to be moved or relocated (cable runs east -west in mid block). Water: Contact Central Arkansas Water regarding the water service needs. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Approved as submitted. CATA: No Comments received. 2 August 7, 2003 ITEM NO.: 14 (Cont. FILE NO.: Z -5868-A SUBDIVISION COMMITTEE COMMENT: (JULY 17, 2003) Joe White was present representing the application. Staff presented the item and noted additional information was needed on the design of the proposed new building, signage, days and hours of operation, student enrollment and number of employees, fencing and the specific use of each building (existing and proposed) - Staff asked if the proposed new building would replace uses currently in other buildings and, if so, what the future use of those buildings would be. Staff noted that a bill of assurance had not been submitted. Landscape and Public Works Comments were presented. Staff noted that the half block of undeveloped Tyler Street currently being used as parking area should be abandoned and the rights-of-way on all abutting streets do not meet Master Street Plan requirements. Staff asked that a traffic circulation plan be provided; addressing pick-up and drop-off locations, visitors, service vehicles and staff parking. The applicant stated he would meet with staff to discuss these issues. Mr. White stated that Archild had no real plans to build the new building at this time and was currently seeking Planning Commission approved to legitimize the current use as it exists. The applicant was advised to respond to staff issues by July 23, 2003. The Committee then forwarded the item to the full Commission. STAFF ANALYSiS: The Archild Center for Children operates a non-profit day care and therapy facility serving 85 children, both developmentally delayed and those with no delays, utilizing several formerly residential structures located in the 5300 and 5400 Block of West I oth Street and the 1000 Block of Fair Park Blvd. The Center has been in operation since 1971. The Center's ownership of properties in the area and use of those properties has expanded since the Center's inception. On September 6, 1994, the Planning Commission approved the temporary (5 -year) use of 5312 and 54,31 West 1 Oth Street for the Center. At that time, the Center envisioned returning to the Commission with plans to construct a new building. Those plans have stalled and in the years subsequent to the 1994 action, the Center has expanded into other structures in the area. Upon becoming aware of the expiration of the 5 -year approval, the Center's director approached staff with a new, two -phased plan. Phase I is to continue use of the several buildings now occupied by the Center, with no change in building area or parking. Phase 11 is again the future construction of a new, two story facility housing therapy offices, the Center's kitchen and storage room. A 3 August 7, 2003 ITEM NO.: 14 (C FILE NO.: Z -5868-A 14 -space parking lot will be built in conjunction with the new building. No changes are proposed in signage or operating hours. The use of the Phase I buildings as office and as classrooms for younger children would continue even after the new building is constructed. The use of each of the Center's properties is proposed as follows: 5301 Maryland Single Family residential — rental 5305 Maryland Single Family residential — rental 5307 Maryland Day Care or School 5323 Maryland Single Family residential — rental subject to removal 5300 West 1 oth Personal residence 5304 West 1 oth Day Care 5306 West 1 oth Day Care 5312 West 1 oth Day Care, Doctor/Nurse Office 5301 West I oth Single Family residential — rental 5307 West 1 oth Single Family residential — rental 5309 West 1 oth Therapy Office 5313 West 1 oth Day Care or School 5317 West 1 oth Day Care or School 5323 West 1 oth Management Office 5401 West 1 oth School 5405 West 1 oth School 5409 West 1 oth School 5413 West 1 oth Day Care, School or Single Family 1001 Fair Park General Office 1009 Fair Park General Office/Therapy Office 1011 Fair Park General Office/Therapy Office All of the structures appear to have formerly been used as residences. Parking and drop-off is located in front of each structure and a strip of angled parking is located along the no rth side of 1011) Street. The former area of Tyler Street, South of 1 01h Street, has been developed as a parking lot. Although Tyler Street was never built in this location, the right-of-way still exists and should be abandoned. Signage consists of two small ground -mounted signs located on the office lots at 5312 West 1 oth Street and 1001 Fair Park and small wall signs on the various structures. There is no valid bill of assurance for the properties. Clearly the primary concern with the applicant's current use is the lack of adequate on-site parking and di-cp-off facilities. The Center has, however, functioned "as is" for years. As new development occurs, right-of-way dedication, street improvements and on-site parking will be provided. 4 August 7, 2003 ITEM NO.: 14 (Cont.) FILE NO.: Z -5868-A The buildings used by the Center are located along 1 oth , between Harrison and Fair Park; as well as on Fair Park. The proposed new building is located, mid -block , on the east side of Tyler between Maryland and 1 oth. Only one structure facing onto Maryland Avenue is proposed for use as day care. Staff would prefer that all of the properties fronting onto Maryland remain residential at this time. Although the properties across Maryland Avenue to the north are zoned 0-3, they are occupied by single-family residences. Keeping the properties on the south side of Maryland residential will provide additional buffering for those homes. This will result in the Center's use area being "internalized" and not facing out other than on Fair Park. STAFF RECOMMENDATION - Staff recommends approval of the requested conditional use permit to allow continued use of the properties for Archild and to allow construction of the new building and parking lot subject to compliance with the following conditions: 1. Compliance with the Staff comments and conditions outlined in Sections 4, 5 and 6 of the staff report. 2. Signage is to be limited to a wall sign on the individual buildings which are used for the day care/school and the existing ground -mounted signs on 5312 West 1 O'h Street and 100 1 Fair Park. 3. Any site lighting installed for the new parking lot must be shielded downward and into the parking lot so as not to spill onto adjacent properties. 4. The properties on the south side of Maryland Avenue between Harrison and Tyler Streets, including 5307 Maryland Avenue, are to remain single family residential in use. 5. The half block of undeveloped Tyler Street located south of West 1 oth Street is to be abandoned. PLANNING COMMISSION ACTION- (AUGUST 7, 2003) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 hays. The application was approved. 9