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HomeMy WebLinkAboutZ-5967-C Staff AnalysisFILE NO.: Z -5967-C NAME: Boykens Revised Short -form POD LOCATION: Located at 5819 Young Road DEVELOPER: Demeeka Boykins 2410 Booker Street Little Rock, AR 72204 SURVEYOR: James Farris, PLS P.O. Box 10384 Conway, AR 72034 AREA: 0.21 acres CURRENT ZONIN ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 -m FT. NEW STREET: 0 LF Barber/Beauty Shop and General and Professional Office Revised POD PROPOSED USE: Add daycare as an allowable use VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Prior to annexation, the structure at 5819 Young Road housed a day care center. The property was brought into the City of Little Rock with a nonconforming 0-1 zoning status. At some point, the structure was remodeled into a four -unit apartment building, which was a violation of the property's zoning. On April 18, 1995, the Planning Commission approved a rezoning of the property to R-5 to allow the use of the structure as a four -unit apartment. However, on May 16, 1995, the Board of Directors denied the rezoning request. On March 28, 1996, the Planning Commission approved a rezoning of the property to C-1, again to allow the four -unit apartment building. As before, the Board of Directors denied the rezoning request on July 16, 1996. EM NO.: 4. Z -5967-C NAME: Boykens Revised Short -form POD LOCATION: located at 5819 Young Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 30, 2009. The Office of Planning and Development must receive the proof of notice no later than October 9, 2009. 2. Provide details of the proposed signage including ground mounted (maximum height and maximum sign area) and building signage (maximum percentage of the fagade). 3. Provide the number of staff 4. The previous approval allowed the removal of the canopy to allow for additional parking in front of the building. Is this the current plan? 5. Provide details of how circulation will work on the site, drop-off and pick-up. 6. Provide the location of the proposed playground area. 7. Will the daycare facility offer Saturday hours? If so what are the hours of operation proposed for Saturday service? Variance/Waivers: None requested. Public Works Conditions: 1. Young Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Obtain a franchise agreement for parking in the public right-of-way from Public Works (Bennie Nicolo, 371-4818). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required. Item # 4. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a rezoning for a revised POD. The request does not require a change to the Land Use Plan. Master Street Plan: Young Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bike route is shown along Young Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is covered by the Geyer Springs/Wakefield Neighborhood Plan. Their Zoning and Future Land Use goal states: "Encourage developers to use the Planned Zoning Development (PZD) form of zoning rather than straight zoning to ensure appropriate businesses are brought into the neighborhood." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction of any newly paved parking areas. 3. This site is located along Interstate 30; therefore, thirty foot (30') of greenspace/landscaping is required along the southern perimeter of this site. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, September 30, 2009. Item # 4. FILE NO.: Z -5957-C (Cont. Ordinance No. 17,931 adopted by the Little Rock Board of Directors on February 16, 1999, rezoned the property from R-2, Single-family to POD. The approval allowed the use of the existing building as an office and barber/beauty shop. The approval allowed the utilization of 1,820 square feet of the structure as a law office and the remaining 980 square feet as a three (3) chair barber/beauty shop. One of the two existing drives was to be closed and a new area of parking was to be added on the south side of the building which would contain nine (9) parking spaces. The front 12 -foot by 21 -foot canopy was to be removed in order to accommodate two (2) additional parking spaces. The hours of operation were approved from 8:00 am to 5:00 pm Monday through Friday. Wall signage was approved not to exceed ten (10) percent of the facade area of the front of the building. The canopy was not removed and the new parking areas were not developed. A. PROPOSAL/REQUES The applicant is proposing a revision to the previously approved POD to add a daycare as an allowable use for the property. The applicant intends to serve up to thirty (30) children ranging from six (6) weeks to twelve (12) years of age. The daycare center will provide all day care and after school care. The hours of operation are proposed from 6 am to 6 pm Monday through Friday. One van is proposed for the daycare center to provide transportation to and from area schools. The center will employ four (4) staff persons. The development is proposed with a single ground mounted sign three (3) feet by eight (8) feet or 24 square feet in area. B. EXISTING CONDITIONS: The site contains an existing one story brick and frame building which has 2,800 square feet of floor area. There is a small partially paved parking area located in the front of the building. Interstate 30 is located immediately south of and adjacent to the property. Single-family and multi -family residences are located to the north across Young Road. There is one single-family residence located to the west, with commercial uses further west along Geyer Springs Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 feet of the site, the Wakefield Neighborhood Association and Southwest Little Rock United for Progress were notified of the public hearing. E FILE NO.: Z -5967-C Cont. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: 1. Young Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Obtain a franchise agreement for parking in the public right-of-way from Public Works (Bennie Nicolo, 371-4818). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a rezoning for a revised POD. The request does not require a change to the Land Use Plan. Master Street Plan: Young Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 3 FILE NO.: Z -5967-C (Cont. Bicycle Plan: A Class III bike route is shown along Young Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is covered by the Geyer Springs/Wakefield Neighborhood Plan. Their Zoning and Future Land Use goal states: "Encourage developers to use the Planned Zoning Development (PZD) form of zoning rather than straight zoning to ensure appropriate businesses are brought into the neighborhood." Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction of any newly paved parking areas. 3. This site is located along Interstate 30; a thirty foot (30') greenspace/landscaping is required along the southern perimeter of this site. G. SUBDIVISION COMMITTEE COMMENT: (September 24, 2009) Ms. Boykens was present representing the request. Staff presented an overview of the request stating the applicant was seeking a revision to a previously approved Planned Office Development to add a daycare as an allowable use for the property. Staff stated the current approval allow for general and professional office uses and a barber/beauty salon. Staff requested Ms. Boykens provide the number of employees, details of any proposed signage and questioned if there would be Saturday hours. Staff also stated the previous approval allowed for the removal of the front canopy to allow two additional parking spaces and questioned if the canopy would be removed with this request. Public Works comments were addressed. Staff stated Young Road was classified on the Master Street Plan as a collector street and would require dedication of right of way 30 feet from centerline. Staff stated a franchise agreement to allow parking within the right of way would be required and provided Ms. Boykens the contact person with Public Works. Landscaping comments were addressed. Staff stated landscaping would be required in conjunction with any new paving on the site. Staff stated the rear of the site abutted 1-30 which required the placement of a 30 -foot landscape strip. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item, The Committee then forwarded the item to the full Commission for final action. 0 FILE NO.: Z -5967-C (Cont. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the September 24, 2009, Subdivision Committee meeting. A total of four (4) persons will be employed by the daycare center. The revised cover letter details the proposed signage and states no Saturday service will be provided. The applicant is proposing a revision to the previously approved POD to add a daycare as an allowable use for the property. A maximum of thirty (30) children ranging from six (6) weeks to twelve (12) years of age are proposed to be served. The business will also provide after school care with the hours of operation from 6 am to 6 pm Monday through Friday. The business will provide transportation to and from area schools via a single van. The business will employ four (4) staff. The parking requirements for a daycare center based on the number of employees, the number of children and the business vehicle is typically a total of eight (8) parking spaces. The site is currently paved without striping. It appears six parking spaces are available on the site. The adjoining lot is also paved and provides parking for the adjacent salon. The applicant has indicated agreements will be reached with a neighboring property owner should additional parking be required to allow employees to park off-site. The depth of the property is such that the customers will be required to back into the right of way. Staff is supportive of allowing the backing this to occur. Although customers will back into the right of way they will not be backing into the travel lanes of Young Road. This activity will require a franchise agreement with the City at the time of building permit application for renovations to the building. The applicant has indicated a playground area will be added to the rear yard area. The playground will be constructed in compliance with all State and City code requirements. A single ground mounted sign three (3) feet by eight (8) feet or 24 square feet in area is proposed along Young Road. No building signage is proposed. Staff recommends building signage be allowed as allowed in the office zoning district should the applicant desire to add building signage in the future. Staff is supportive of the request. Although the development does not provide the typically required number of parking spaces staff does not feel the lesser number will adversely impact the development or the area. The applicant has indicated should parking become an issue a parking arrangement off site will be sought to provide employee parking at a near -by location. Also the current depth of the property does not allow for maneuvering on-site without the utilization of the right of way for backing. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the use of the site as a daycare center is an appropriate use for the property. y01 FILE NO.: Z -5967-C Cont. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 15, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as noted in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. [:1 October 15, 2009 ITEM NO.: 4 FILE NO.: Z -5967-C, NAME: Boykens Revised Short -form POD LOCATION: Located at 5819 Young Road DEVELOPER: Demeeka Boykins 2410 Booker Street Little Rock, AR 72204 SURVEYOR: James Farris, PLS P.O. Box 10384 Conway, AR 72034 AREA: 0.21 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 R FT. NEW STREET: 0 LF Barber/Beauty Shop and General and Professional Office Revised POD PROPOSED USE: Add daycare as an allowable use VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Prior to annexation, the structure at 5819 Young Road housed a day care center. The property was brought into the City of Little Rock with a nonconforming 0-1 zoning status. At some point, the structure was remodeled into a four -unit apartment building, which was a violation of the property's zoning. On April 18, 1995, the Planning Commission approved a rezoning of the property to R-5 to allow the use of the structure as a four -unit apartment. However, on May 16, 1995, the Board of Directors denied the rezoning request. October 15, 2009 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-5967 On March 28, 1996, the Planning Commission approved a rezoning of the property to C-1, again to allow the four -unit apartment building. As before, the Board of Directors denied the rezoning request on July 16, 1996. Ordinance No. 17,931 adopted by the Little Rock Board of Directors on February 16, 1999, rezoned the property from R-2, Single-family to POD. The approval allowed the use of the existing building as an office and barber/beauty shop. The approval allowed the utilization of 1,820 square feet of the structure as a law office and the remaining 980 square feet as a three (3) chair barber/beauty shop. One of the two existing drives was to be closed and a new area of parking was to be added on the south side of the building which would contain nine (9) parking spaces. The front 12 -foot by 21 -foot canopy was to be removed in order to accommodate two (2) additional parking spaces. The hours of operation were approved from 8:00 am to 5:00 pm Monday through Friday. Wall signage was approved not to exceed ten (10) percent of the fagade area of the front of the building. The canopy was not removed and the new parking areas were not developed. A. PROPOSAL/REQUEST: The applicant is proposing a revision to the previously approved POD to add a daycare as an allowable use for the property. The applicant intends to serve up to thirty (30) children ranging from six (6) weeks to twelve (12) years of age. The daycare center will provide all day care and after school care. The hours of operation are proposed from 6 am to 6 pm Monday through Friday. One van is proposed for the daycare center to provide transportation to and from area schools. The center will employ four (4) staff persons. The development is proposed with a single ground mounted sign three (3) feet by eight (8) feet or 24 square feet in area. EXISTING CONDITIONS. The site contains an existing one story brick and frame building which has 2,800 square feet of floor area. There is a small partially paved parking area located in the front of the building. Interstate 30 is located immediately south of and adjacent to the property. Single-family and multi -family residences are located to the north across Young Road. There is one single-family residence located to the west, with commercial uses further west along Geyer Springs Road. E October 15, 2009 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.: Z -5967-C C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from the area property owners. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 feet of the site, the Wakefield Neighborhood Association and Southwest Little Rock United for Progress were - notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Young Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Obtain a franchise agreement for parking in the public right-of-way from Public Works (Bennie Nicolo, 371-4818). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this project. Enter : Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required. Fire Department: Fire hydrants may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. October 15, 2009 SUBDIVISION ITEM NO.: 4(Cont.)FILE NO.: Z -5967-C F. ISSUESJTECHNICAL/DESIGN- Planning_ Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a rezoning for a revised POD. The request does not require a change to the Land Use Plan. Master Street Plan: Young Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class III bike route is shown along Young Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Neighborhood Action Plan: This area is covered by the Geyer SpringsiWakefield Neighborhood Plan, Their Zoning and Future Land Use goal states: "Encourage developers to use the Planned Zoning Development (PZD) form of zoning rather than straight zoning to ensure appropriate businesses are brought into the neighborhood." Landsc��: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Landscaping will be required in conjunction of any newly paved parking areas. 3. This site is located along Interstate 30; a thirty foot (30') greenspace/landscaping is required along the southern perimeter of this site. G. SUBDIVISION COMMITTEE COMMENT: (September 24, 2009) Ms. Boykens was present representing the request. Staff presented an overview of the request stating the applicant was seeking a revision to a previously approved Planned Office Development to add a daycare as an allowable use for the property. Staff stated the current approval allow for general and professional office uses and a barber/beauty salon. Staff requested Ms. Boykens provide the number of employees, details of any proposed signage and questioned if there would be Saturday hours. Staff also stated the previous approval allowed for the removal of the front canopy to allow two additional parking spaces and questioned if the canopy would be removed with this request. 0 October 15, 2009 SUBDIVISION ITEM NO.: 4 FILE NO.: Z -5967-C Public Works comments were addressed. Staff stated Young Road was classified on the Master Street Plan as a collector street and would require dedication of right of way 30 feet from centerline. Staff stated a franchise agreement to allow parking within the right of way would be required and provided Ms. Boykens the contact person with Public Works. Landscaping comments were addressed. Staff stated landscaping would be required in conjunction with any new paving on the site. Staff stated the rear of the site abutted 1-30 which required the placement of a 30 -foot landscape strip. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the September 24, 2009, Subdivision Committee meeting. A total of four (4) persons will be employed by the daycare center. The revised cover letter details the proposed signage and states no Saturday service will be provided. The applicant is proposing a revision to the previously approved POD to add a daycare as an allowable use for the property. A maximum of thirty (30) children ranging from six (6) weeks to twelve (12) years of age are proposed to be served. The business will also provide after school care with the hours of operation from 6 am to 6 pm Monday through Friday. The business will provide transportation to and from area schools via a single van. The business will employ four (4) staff. The parking requirements for a daycare center based on the number of employees, the number of children and the business vehicle is typically a total of eight (8) parking spaces. The site is currently paved without striping. It appears six parking spaces are available on the site. The adjoining lot is also paved and provides parking for the adjacent salon. The applicant has indicated agreements will be reached with a neighboring property owner should additional parking be required to allow employees to park off-site. The depth of the property is such that the customers will be required to back into the right of way. Staff is supportive of allowing the backing this to occur. Although customers will back into the right of way they will not be backing into the travel lanes of Young Road. This activity will require a franchise agreement with the City at the time of building permit application for renovations to the building. 5 October 15, 2009 SUBDIVISION ITEM NO.: 4 f Cant. FILE NO.: Z -5957-C The applicant has indicated a playground area will be added to the rear yard area. The playground will be constructed in compliance with all State and City code requirements. A single ground mounted sign three (3) feet by eight (8) feet or 24 square feet in area is proposed along Young Road. No building signage is proposed. Staff recommends building signage be allowed as allowed in the office zoning district should the applicant desire to add building signage in the future. Staff is supportive of the request. Although the development does not provide the typically required number of parking spaces staff does not feel the lesser number will adversely impact the development or the area. The applicant has indicated should parking become an issue a parking arrangement off site will be sought to provide employee parking at a near -by location. Also the current depth of the property does not allow for maneuvering on-site without the utilization of the right of way for backing. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the use of the site as a daycare center is an appropriate use for the property. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 15, 2009) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as noted in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. N