Loading...
HomeMy WebLinkAboutZ-6438 Staff AnalysisFebruary 5, 1998 ITEM NO.: 26 NAME LOCATION• OWNER/APPLICANT• PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6438 Hall Day Care - Conditional Use Permit 2601 Battery Street Harry T. Hall A conditional use permit is requested to allow for the conversion of the residence located on this R-4 zoned property into a day care center. The site is located at the east side of Battery Street, one block south of Roosevelt Road. 2. Compatibility with Neighborhood: The site is located within a large R-4 zoned residential neighborhood. Most of the surrounding properties are occupied by older single family or two family residences. There are several nonresidential and institutional uses in the vicinity of the intersection of Roosevelt and Battery including an elementary school. The POD zoned development at the northeast corner of Roosevelt and Battery allows a variety of office, institutional and commercial uses. The POD zoned property adjacent to the south of this site is a residence with a detached, one -chair beauty salon. The Arkansas State Fairgrounds are located two blocks to the west. With attention to properly screening the parking and playground areas, this proposed use should be compatible with the neighborhood. The Wright Avenue and Southend Neighborhood Associations were notified of the public hearing. 3. on-site Drives and Parking: A day care center with an enrollment of 33 children with 5 employees requires 8 on-site parking spaces. The applicant proposes an 8 space parking lot with a single access point on Battery Street and on the alley February 5, 1998 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z-6438 to the rear. The applicant is requesting a 12 month deferral of the paving requirement for this new parking lot. 4. Screening and Buffers:_ A minimum 4 foot wide landscape strip is required between the parking lot and the north property` line.: A 6 foot tall wooden fence with its face. side directed outward or dense evergreen plantings are required to screen this site from adjacent residential properties. 5. Public Works Comments: Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction. T 6. 'utility and Fire Department Comments: Water: No objection. Wastewater: Sewer available, not adversely affected. Fire Department: Show location of nearest fire hydrants. Southwestern Bell: Approved as submitted. CATA: The site is located on a CATA bus route. 7. Staff Analysis: The R-4 zoned property at 2601 Battery is currently occupied by a one-story, frame single family residential structure. The applicants propose to convert this structure into a day care center with a maximum enrollment of 33 children. Staff will consist of four employees plus one director. An 8 spaca parking lot is proposed to be built on the north side of the property, in the area of the former 26th Street right-of-way which was closed as part of the Coliseum Urban Renewal project in 1967. A playground will be installed in the rear yard of the property and a fence erected around the yard and parking lot. No exterior changes are proposed with the exception of a handicap ramp, if required. The hours of operation are Monday through Friday, 6:00 a.m. to 6:00 p.m. Staff believes the proposed daycare is a reasonable use of this property. Although much of the surrounding 2 February 5; 1998 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z-6438 area is zoned R-4, there are other nonresidential and institutional uses in the vicinity of the intersection of Roosevelt and Battery. The proposed site plan provides adequate parking and drop-off Bpac-e. "No signage plan was submitted. Staff believes any ground - mounted sign should be limited to 6' iii height and 32 square feet in area. With proper attention to screening the parking and playground area, this proposed use should be compatible with the neighborhood. The applicant is requesting a 12 month deferral of the paving requirement for the proposed parking lot. Staff can support this deferral if the required concrete driveway apron is installed, sidewalks and ramps are brought up to current ADA standards and the screening is installed as required. 8. Staff Recommendation: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the Public Works Comments 2. Compliance with the City's Landscape and Buffer Ordinances to properly screen the parking and. playground areas 3. Any site lighting is to be low-level and directional,'aimed away from adjacent residential properties. 4. The ground mounted sign is to be limited to 6' in height and 32 square feet in area. Staff recommends approval of the requested 12 month deferral of the paving requirement for the parking lot subject to compliance with the following conditions: 1. Proper concrete driveway apron is to be installed at this time. 2. The required screening is to be installed at this time. 3. Sidewalks and ramps are to be brought up to current ADA standards at this time. SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998) The applicant was present. Staff presented the item. There was a brief discussion of the item. The applicant was advised to make minor modifications to the site plan related to the parking lot and the landscape buffer on the north 3 February 5•, 1998 SUBDIVISION ITEM NO.: 26 (Cont.) FILE NO.: Z-6438 side. The applicant was instructed to provide a revised site plan to staff within one week. The Committee determined there were no other outstanding issues and forwarded the item to the full Commission for final resolution. STAFF UPDATE: Staff met with the applicant to address modifications to the site plan. These minor changes were to provide the required landscape strip on the north side and to provide proper depth for the parking stalls and maneuvering area. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) The applicant was present. There were no objectors present. Staff informed the Commission that a revised site plan had been received which addressed staff's concerns. Staff offered a recommendation of approval subject to compliance with the conditions noted in the staff recommendation. Staff also recommended approval of the requested 12 month deferral of the paving requirement subject to compliance with the conditions noted. The requested conditional use permit and paving deferral were placed on the Consent Agenda and approved subject to compliance with the conditions recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 4