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HomeMy WebLinkAboutZ-6817 Staff AnalysisMarch 30, 2000 ITEM NO.: 12 FILE NO.: Z-6817 NAME: Boone Day Care - Conditional Use Permit LOCATION: 6310 Butler Road OWNERAPPLICANT: Genois and Loronda Boone PROPOSAL: To obtain a conditional use permit for a day care center with a capacity of 3� children, to be located in an existin_ house located at 6310 Butler Road on property zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the west side of Butler Road at the intersection with Strickland Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned R-2, Single Family Residential. The properties to the north and west are also zoned R-2, but are currently vacant. The properties to the east across Butler, and adjacent to the south are zoned R- 5, Urban Residential, and contain apartments. Staff believes that with proper screening from the surrounding residential properties, the proposed use would be compatible with the surrounding neighborhood. The Wakefield and Geyer Springs Neighborhood Associations, as well as the Southwest Little Rock Unified for Progress Organization were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: There is one existing gravel driveway accessing the proposed site from Butler Road, and an attached open carport on the south side of the existing house. No changes are proposed to those features except that the March 30, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6817 driveway would be paved and parking spaces would be added on either side of that existing driveway. The proposed day care would generate a requirement for eight parking spaces based on one for every 10 children and one for each of five employees. Those can be provided on site. 4. SCREENING AND BUFFERS: A six foot high opaque screen would be required to help screen this site from the residential property to the north and west. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. 5. PUBLIC -WORKS COMMENTS: a. Butler is classified on Master Street Plan as a commercial street. A dedication of right-of-way to 30 feet from centerline is required. b. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 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. 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: This site is served by bus Route #15, 65th Street. 2 March 30, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6817 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for The Precious Moments Christian Pre-school and Child Development Center using an existing single family house. The center would operate from 6 a.m. to 6 p.m. Monday through Friday. The maximum capacity would be 30 children and would include children from age 6 weeks to 12 years old. There would be a pre- school development program and day care for the children 6 weeks to 5 years old. There would be an after-school program for the children 6 to 12 years old. The proposed site would be located in a mixture of residential uses, including single family residential a short distance to the north, and apartments to the east and south. The abutting properties to the north and west are currently vacant and tree covered. The properties to the south and southeast contain active apartment buildings. The properties to the east and northeast contain closed apartment buildings. No exterior construction is proposed to the structure. A playground would be located in the rear and on the north side of the house. No playground would be placed on the south side of the property, which would be the closest to the abutting apartments. The only siting criteria question would be the parking, and that can be provided as required. However the applicant has requested delay of the paving of the driveway and construction of the added parking for up to 120 days for financial reasons. The yard area on either side of the driveway, along with the driveway would serve as the drop off area for the children, and the applicant has arranged to use part of the parking area for the closed apartments across Butler for employee parking. Staff believes that would be a reasonable deferral. The applicant has also included a proposed 4 foot by 6 foot sign in the front yard of this site. That would need to be part of the C.U.P. since it would be beyond signage allowed on residential property. In addition the applicant has requested a deferral of the required 3 March 30, 2000 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z-6817 screening until those abutting properties are actually developed. Staff believes this would be a reasonable use of this site and be compatible with the neighborhood. Staff also believes the request to defer screening and paving, and the request for the sign, are all reasonable. 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. Staff also recommends approval of the requested 4 foot by 6 foot sign and two deferrals. The first deferral is for screening to the north and west until those properties are developed. The second deferral is for 120 days to accomplish the paving of the driveway and parking. SUBDIVISION COMMITTEE COMMENTS: (MARCH 9, 2000) Mr. Boone was present representing his application. Staff gave a brief description of the proposal. Public Works reviewed their comments and discussed the option of a 15% in -lieu payment for boundary street improvements. The screening required to the north and west sides of the proposed site was explained. In addition, Staff explained the need to include a sign in the proposal if one was desired. Committee members suggested that the applicant discuss with 'the Wakefield Neighborhood Association his proposal. 4 March 30, 2000 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-6817 There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 30, 2000) Genois Boone was present representing his application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations, and the sign variance, deferral of screening and paving as described in paragraph 8 above. The vote was 9 ayes, 0 nays and 2 absent. 5