Loading...
HomeMy WebLinkAboutZ-6426-A Staff AnalysisMay 11, 2000 ITEM NO.: 23 FILE NO.: Z -6426-A NAME: Lovelace Day Care - Conditional Use Permit LOCATION: 1219-1223 South Tyler Street OWNER/APPLICANT: Herschel and Venita Lovelace PROPOSAL: To obtain a conditional use permit to use an existing duplex for a childcare center with a capacity of 20 children located at 1219-1223 South Tyler Street, property zoned R-3, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the northeast corner of South Tyler and 13th Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned R-3, Single Family Residential, and is surrounded by R-3 zoned property. One lot north and one half block west the zoning is C-3, General Commercial. Immediately west across Tyler is a vacant lot, but the rest of the properties contain single family residences. This site is close to the northern edge of a residential neighborhood and the site is large enough to accommodate on site parking. Therefore, Staff believes the proposed use would be compatible with this neighborhood with proper screening. The Oak Forest Neighborhood Association was notified of the public hearing. 3. ON SITE DRIVES AND PARKING: There is one existing driveway onto the property from 13th Street. That would be closed and a new one constructed a few feet to the east along with a new eight space parking area. Those eight spaces would meet ordinance parking requirements for 20 children and five employees. May 11, 2000 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z -6426-A 4. SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet with ordinance requirements. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required north and east of this property. Preferably this screen would be a wooden fence. 5. PUBLIC WORKS COMMENTS: a. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. b. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 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. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. f. A 20 feet radial dedication of right--of-way is required at the corner of South Tyler and West 13' Street. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: No objection. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: No comments received. _ Entergy: Approved as submitted. Fire Department: Approved as submitted. CATA: No affect. Site is close to CATA bus route # 8. 2 May 11, 2000 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z -6426-A 7. STAFF ANALYSIS: The applicant has requested a conditional use permit to use an existing duplex for a day care center with a maximum capacity of 20 children and accompanying parking on property zoned R-3, Single Family Residential. The site contains a single story duplex and no exterior changes except for parking are proposed. All siting requirements are met. An opaque screen would be required on the north and east sides of the property. The day care would be open from 6:30 a.m. to 11:30 p.m. Monday through Friday. There would be two shifts with up to five employees and 20 children on each shift. That would result in a requirement for seven parking spaces which are shown on the site plan. If needed, the applicant has obtained written permission to use three parking spaces in the parking lot of nearby Our Lady of Good Counsel Church. The applicant has stated that he would not have children playing outside later than 8:00 p.m. No signage has been requested. Staff believes this would be a reasonable use of this property and be compatible with the neighborhood with proper screening. 8. 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. There are to be no outside activities, including children playing, after 8:00 p.m. 3 May 11, 2000 SUBDIVISION ITEM NO.: 23 (Cont.) SUBDIVISION COMMITTEE COMMENTS: FILE NO.: Z -6426-A (APRIL 20, 2000) Herschel Lovelace was present representing the application. Staff gave a brief description of the proposal. A short discussion took place regarding how the two shifts would work and how many employees would be on duty at any one time. The applicant said that no more than five employees would be on duty. If there were ever extra present at shift change they could park in the three spaces at the church. He also stated that he would not have children playing outside after 8 p.m. The Committee recommended the applicant contact the Oak Forest Neighborhood Association about his proposal. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (MAY 11, 2000) Herschel Lovelace was present representing his application. There was one registered objector present when the hearing began, Ginny Williams, but the applicant talked with her about a concern she had over cutting trees and she left before the item came up for discussion. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. Chairperson Adcock asked the applicant where the playground would be in relation to Ms. Williams' property and he stated that her house was the second one to the east from the proposed daycare, not adjacent to the daycare. Public Works, in response to a question by Commissioner Berry, responded that they did support a waiver of the 20 foot radial corner dedication at South Tyler and 13th Street. 4 May 11, 2000 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: Z -6426-A A motion was made to approve the application as submitted to include staff comments and recommendations, but with a recommendation to waive the 20 foot radial dedication at the corner of South Tyler and West 13th Street. The motion passed by a vote of 8 ayes, 0 nays, 2 absent, and 1 open position. 5