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HomeMy WebLinkAboutZ-6926 Staff AnalysisFILE NO.: Z-6926 NAME: My Little School - Short -Form PD -O LOCATION: Southeast corner of Cantrell and Norton Roads nEVELOPER: ENGINEER: Chris Flake 3709 Idlewild North Little Rock, AREA: 0.812 acre ZONING: R-2 Thomas Engineering 3810 Lookout Road AR 72116 North Little Rock, AR 72116 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single -Family Residential PROPOSED USE: Day care center VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at the southeast corner of Cantrell and Norton Roads is zoned R-2 and would typically require a conditional use permit for development of a daycare center. However, based on the fact that this property is in the Highway 10 Overlay District, the property is less than two (2) acres in size and the proposed development does not meet all of the overlay district requirements, the Planned Zoning Development process is required. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at the southeast corner of Cantrell and Norton Roads from R-2 to PD -O to allow for the development of a daycare center. The proposed daycare site plan includes a 6,000 square foot building (24 feet in height) located near the southeast corner of the property, with a playground along the south side of the building. A total of 31 parking spaces are proposed to serve the development, with a single access point along Norton Road. FILE NO.: Z-6926 B. C The proposed 148 children operation are (Cont.) daycare facility will accommodate a maximum of and have 17 employees. The proposed hours of as follows: 6:30 a.m. - 6:00 p.m., Monday -Friday 5:30 a.m. - 8:00 p.m. (possible), Monday -Friday (to accommodate new Southwestern Bell facility) Please see the attached site plan for the proposed building, parking, landscape and drive locations. EXISTING CONDITIONS: The site is undeveloped and mostly covered with brush and weeds. There are single family residences to the south and across Norton Road to the west. There is a mixture of commercial and residential uses and zoning to the north across Cantrell Road and to the east along Cantrell Road. NEIGHBORHOOD COMMENTS: The Johnson Ranch Neighborhood Association was notified of the public hearing. As of this writing, staff has received one (1) phone call from a person expressing opposition and four (4) phone calls from persons requesting information and/or expressing support of this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Norton Road is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Eliminate one driveway. 5. Cantrell frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 6. Stormwater detention ordinance applies to this property. 7. Cantrell has a 1998 average daily traffic count of 14,000. FA FILE NO.: Z-6926 (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: An acreage charge of $300 per acre applies in addition to normal charges. Contact the Water Works regarding meter size and location. Fire Department: No Comment. County Planning: No Comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this location. The applicant requests to operate a day care at this location. Normally, a conditional use permit would allow a day care center in an R-2 Single Family zone. This site is in the Highway 10 Overlay District and does not meet the minimum size tract for the overlay district. Therefore, the applicant has filed a Planned Development - Office to allow the use in the overlay district. A Land Use Plan amendment is not required as long as the uses are restricted to daycare and single family, not office. City Recognized Neighborhood Action Plan: The applicant's property is located in an area not covered by a neighborhood action plan. Landscape Issues: The Highway 10 Overlay District requires a 40 foot wide on- site landscape strip adjacent to Highway 10, a 15 foot wide on-site landscape strip along Norton Road, and an average 3 FILE NO.: Z-6926 (Cont. 25 foot wide landscape strip along the eastern and southern perimeters. The Landscape Ordinance requires a minimum'9 foot wide landscape strip along Highway 10 and along Norton Road. The plan submitted provides for a landscape strip that drops as low as 5 feet in width along portions of both streets and are below 25 feet in width along the eastern and southern perimeters. The Landscape Ordinance requires a minimum 9 foot wide landscape strip around the perimeter of the on-site paved area. A 6 foot high opaque screen is required along the southern perimeter and along the eastern perimeter adjacent to residential property. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. It will be necessary to show any utility easements. An irrigation system to water plans will be required. G. SUBDIVISION COMMITTEE REVIEW: Chris Flake was present, representing the application. Staff briefly described the proposed PD -O site plan. Mr. Flake presented staff with documentation showing that this property is a legal lot of record. Staff noted that the proposed site plan does not conform to the typical building setbacks or landscape buffers for the Highway 10 Overlay District. This issue was discussed. Mr. Flake noted that he would attempt to revise the site plan to be more in line with the typical standards. After the discussion, the Committee forwarded the PD -O to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site to staff on October 11, 2000. The revised site plan addresses some of the issues as raised by staff and discussed by the Subdivision Committee. The applicant also submitted the appropriate documentation (deed records) showing that this property is a legal lot of record and was not part of a recent illegal subdivision. As. noted earlier, the property is less than the two acre minimum lot size as typically required by the Highway 10 4 FILE NO.: Z-6926 (Cont.) Overlay District and based on this fact, the proposed development of the property does not conform to the overlay district standards with respect to building setbacks and landscape buffers. The following are the typical Highway 10 Overlay District requirements and the proposed development data: HIGHWAY 10 OVERLAY DISTRICT PROPOSED front building setback 100 feet 57 feet to 75 feet rear building setback 40 feet 40 feet side building setback (east) 30 feet 21 feet side building setback (west) 30 feet 83 feet landscape buffer (north) 40 feet 9 feet to 57 feet landscape buffer (south) 25 feet (avg.) 25 foot avg. landscape buffer (east) 25 feet (avg.) 25 foot avg. landscape buffer (west) 15 feet 9 feet to 29 feet The proposed site plan shows a total of 31 parking spaces to serve the proposed development. A daycare of this size would typically require a minimum of 31 spaces. The proposed site plan also shows a ground -mounted sign along the front property line. The sign must be a monument -type sign, with a maximum area of 72 square feet and a maximum height of 6 feet. The sign must be set back at least 5 feet from the front property line. The revised site plan provides the appropriate landscape strips along Cantrell Road, Norton Road and the perimeter of the parking area as required by the new Landscape Ordinance. The revised plan also shows the screening fence as required along the south and east property lines where adjacent to residential property. The site plan also shows a 6 foot ornamental iron fence with brick columns along the north property line. The survey of this property shows that there is 80 feet of right-of-way from the centerline of Cantrell Road. The ordinance would typically require a dedication of 55 feet. According to Public Works, the additional 25 feet was obtained by the State because this property is at a slightly higher elevation than Cantrell Road, and the area was needed to provide the appropriate slope from the front property line to the highway. Staff feels that the applicant should obtain a franchise from the state (and City, if required) and install landscaping within a portion of the additional right-of-way area. This will help toward �1 FILE NO.: Z-6926 (Cont. compliance with the typical 40 foot landscape buffer along this front property line. The applicant will need to develop a landscape plan (possibly including a berm) for this area through Bob Brown, of Planning and Development. Based on the fact that the property has been a legal lot of record for a number of years, is only 0.812 acre in size and only 159 feet deep, staff feels that the proposed development is appropriate for the site. The property would be virtually impossible to develop for any use (other than single family residential) and comply with the Highway 10 Overlay District standards. The proposed site plan does conform with the new landscape ordinance. Staff feels that with compliance with the requirements noted in the next paragraph (paragraph I.), the proposed day care development should have no adverse impact on the general area. As noted earlier, a day care center could typically be approved as a conditional use permit within single family residential zoning. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -O rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed ground -mounted sign must conform with the Highway 10 Overlay District requirements as noted in paragraph H. 3. The applicant must obtain a franchise which will allow additional landscaping to be installed within the right- of-way along the north property line. 4. The daycare will be limited to a maximum of 148 children. 5. The dumpster area must be screened on 3 sides with an 8 foot opaque fence or wall. 6. Any site lighting must be designed and located in such a manner as not to disturb the scenic appearance of the Highway 10 corridor. Lighting must be directed to the parking areas and not reflected onto adjacent property. PLANNING COMMISSION ACTION: Chris Flake was one (1) the -propose conditions. was present, representing the objector present. Staff gave d PD -O, with a recommendation (OCTOBER 26, 2000) application. There a brief description of of approval with Staff noted that Mr. Flake was working with the FILE NO.: Z-6926 (Cont.) Highway Department regarding landscaping a portion of the Cantrell Road right-of-way, and that staff anticipated this landscape strip to be near 20 feet in width. There was a motion to waive the Planning Commission bylaws and accept the applicant's notice to surrounding property owners being one (1) day late. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. Mark Allen addressed the Commission in opposition to the application. He expressed traffic concerns with the proposed development. He noted that the proposed development would generate too much traffic onto Norton Road. He also noted that on -street parking was a concern. Chair Adcock asked if there were "dead-end" signs on Norton Road. Bob Turner, Director of Public Works, noted that there should be signs on the street. He noted that Public Works had no concerns with traffic regarding this proposed development. Chair Adcock asked if there could be two (2) access drives to serve this development (one from Norton Road and one from Cantrell Road). Mr. Turner noted that Public Works would prefer the one drive on Norton Road as the only access to the property. He also noted that if parking on the street became a problem, "no parking" signs could be installed. In response to a question from the Commission, Mr. Turner noted that the applicant would make improvements to Norton Road. Mr. Allen stated that a traffic study should be done for this intersection and general area. Vice -Chair Berry asked if there was a center turn lane on Cantrell Road. Mr. Turner noted that there was. Vice -Chair Berry noted that the property would probably never be developed as single family, but rather office or commercial. There was additional discussion pertaining to the traffic and parking issues as raised by Mr. Allen. Chris Flake, addressed the Commission in support of the application. He noted that he owned another daycare in Maumelle and that the arrival and pick-up times of the children are staggered throughout the day. 7 FILE NO.: Z-6926 (Cont.) Chair Adcock asked about the dumpster hours. Mr. Flake noted that the dumpster would be serviced between 6:00 a.m. and 7:00 a.m., once per week. Chair Adcock asked if dumpster hours could be made a condition of approval. Jim Lawson, Director of Planning and Development, stated that staff recommended the following condition in addition to the other staff conditions: "The dumpster is to be serviced during daylight hours only." There was a motion to approve the application subject to the conditions as recommended by staff, to include the dumpster service condition. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 8 October 26, 2000 ITEM NO.: 4 FILE NO.: Z-6926 NAME: My Little School - Short -Form PD -O LOCATION: Southeast corner of Cantrell and Norton Roads T V..VF.T.OPER Chris Flake 3709 Idlewild North Little Rock, AREA: 0.812 acre ZONING: R-2 ENGINEER: Thomas Engineering 3810 Lookout Road AR 72116 North Little Rock, AR 72116 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single -Family Residential PROPOSED USE: Day care center VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at the southeast corner of Cantrell and Norton Roads is zoned R-2 and would typically require a conditional use permit for development of a daycare center. However, based on the fact that this property is in the Highway 10 Overlay District, the property is less than two (2) acres in size and the proposed development does not meet all of the overlay district requirements, the Planned Zoning Development process is required. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at the southeast corner of Cantrell and Norton Roads from R-2 to PD -O to allow for the development of a daycare center. The proposed daycare site plan includes a 6,000 square foot building (24 feet in height) located near the southeast corner of the property, with a playground along the south side of the building. A total of 31 parking spaces are proposed to serve the development, with a single access point along Norton Road. October 26, 2000 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6926 The proposed daycare facility will accommodate a maximum of 148 children and have 17 employees. The proposed hours of operation are as follows: B. 6:30 a.m. - 6:00 p.m., Monday -Friday 5:30 a.m. - 8:00 p.m. (possible), Monday -Friday (to accommodate new Southwestern Bell facility) Please see the attached site plan for the proposed building, parking, landscape and drive locations. EXISTING CONDITIONS: The site is undeveloped and mostly covered with brush and weeds. There are single family residences to the south and across Norton Road to the west. There is a mixture of commercial and residential uses and zoning to the north across Cantrell Road and to the east along Cantrell Road. C. NEIGHBORHOOD COMMENTS: The Johnson Ranch Neighborhood Association was notified of the public hearing. As of this writing, staff has received one (1) phone call from a person expressing opposition and four (4) phone calls from persons requesting information and/or expressing support of this application. D_ ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Norton Road is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Eliminate one driveway. 5. Cantrell frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 6. Stormwater detention ordinance applies to this property. 7. Cantrell has a 1998 average daily traffic count of 14,000. V, October 26, 2000 SUBDIVISION ITEM NO.: 4 (Cont. E. F. FILE NO.: Z-6926 UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements to serve property. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: An acreage charge of $300 per acre applies in addition to normal charges. Contact the Water Works regarding meter size and location. Fire Department: County Plannin : No Comment. No Comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this location. The applicant requests to operate a day care at this location. Normally, a conditional use permit would allow a day care center in an R-2 Single Family zone. This site is in the Highway 10 Overlay District and does not meet the minimum size tract for the overlay district. Therefore, the applicant has filed a Planned Development - Office to allow the use in the overlay district. A Land Use Plan amendment is not required as long as the uses are restricted to daycare and single family, not office. City Recognized Neighborhood Action Plan: The applicant's property is located in an area not covered by a neighborhood action plan. 3 October 26, 2000 SUBDIVISION ITEM NO.: 4 (Cont.) Landscape Issues: FILE NO.: Z-6926 The Highway 10 Overlay District requires a 40 foot wide on- site landscape strip adjacent to Highway 10, a 15 foot wide on-site landscape strip along Norton Road, and an average 25 foot wide landscape strip along the eastern and southern perimeters. The Landscape Ordinance requires a minimum 9 foot wide landscape strip along Highway 10 and along Norton Road. The plan submitted provides for a landscape strip that drops as low as 5 feet in width along portions of both streets and are below 25 feet in width along the eastern and southern perimeters. The Landscape Ordinance requires a minimum 9 foot wide landscape strip around the perimeter of the on-site paved area. A 6 foot high opaque screen is required along the southern perimeter and along the eastern perimeter adjacent to residential property. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. It will be necessary to show any utility easements. An irrigation system to water plans will be required. G. SUBDIVISION COMMITTEE REVIEW: Chris Flake was present, representing the application. Staff briefly described the proposed PD -O site plan. Mr. Flake presented staff with documentation showing that this property is a legal lot of record. Staff noted that the proposed site plan does not conform to the typical building setbacks or landscape buffers for the Highway 10 Overlay District. This issue was discussed. Mr. Flake noted that he would attempt to revise the site plan to be more in line with the typical standards. After the discussion, the Committee forwarded the PD -O to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site to staff on October 11, 2000. The revised site plan addresses some of 4 October 26, 2000 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6926 the issues as raised by staff and discussed by the Subdivision Committee. The applicant also submitted the appropriate documentation (deed records) showing that this property is a legal lot of record and was not part of a recent illegal subdivision. As noted earlier, the property is less than the two acre minimum lot size as typically required by the Highway 10 Overlay District and based on this fact, the proposed development of the property does not conform to the overlay district standards with respect to building setbacks and landscape buffers. The following are the typical Highway 10 Overlay District requirements and the proposed development data: HIGHWAY 10 OVERLAY DISTRICT PROPOSED front building setback 100 feet 57 feet to 75 feet rear building setback 40 feet 40 feet side building setback (east) 30 feet 21 feet side building setback (west) 30 feet 83 feet landscape buffer (north) 40 feet 9 feet to 57 feet landscape buffer (south) 25 feet (avg.) 25 foot avg. landscape buffer (east) 25 feet (avg.) 25 foot avg. landscape buffer (west) 15 feet 9 feet to 29 feet The proposed site plan shows a total of 31 parking spaces to serve the proposed development. A daycare of this size would typically require a minimum of 31 spaces. The proposed site plan also shows a ground -mounted sign along the front property line. The sign must be a monument -type sign, with a maximum area of 72 square feet and a maximum height of 6 feet. The sign must be set back at least 5 feet from the front property line. The revised site plan provides the appropriate landscape strips along Cantrell Road, Norton Road and the perimeter of the parking area as required by the new Landscape Ordinance. The revised plan also shows the screening fence as required along the south and east property lines where adjacent to residential property. The site plan also shows a 6 foot ornamental iron fence with brick columns along the north property line. 5 October 26, 2000 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z-6926 The survey of this property shows that there is 80 feet of right-of-way from the centerline of Cantrell Road. The ordinance would typically require a dedication of 55 feet. According to Public Works, the additional 25 feet was obtained by the State because this property is at a slightly higher elevation than Cantrell Road, and the area was needed to provide the appropriate slope from the front property line to the highway. Staff feels that the applicant should obtain a franchise from the state (and City, if required) and install landscaping within a portion of the additional right-of-way area. This will help toward compliance with the typical 40 foot landscape buffer along this front property line. The applicant will need to develop a landscape plan (possibly including a berm) for this area through Bob Brown, of Planning and Development. Based on the fact that the property has been a legal lot of record for a number of years, is only 0.812 acre in size and only 159 feet deep, staff feels that the proposed development is appropriate for the site. The property would be virtually impossible to develop for any use (other than single family residential) and comply with the Highway 10 Overlay District standards. The proposed site plan does conform with the new landscape ordinance. Staff feels that with compliance with the requirements noted in the next paragraph (paragraph I.), the proposed day care development should have no adverse impact on the general area. As noted earlier, a day care center could typically be approved as a conditional use permit within single family residential zoning. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -0 rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. The proposed ground -mounted sign must conform with the Highway 10 Overlay District requirements as noted in paragraph H. 3. The applicant must obtain a franchise which will allow additional landscaping to be installed within the right- of-way along the north property line. 4. The daycare will be limited to a maximum of 148 children. 11 October 26, 2000 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6926 5. The dumpster area must be screened on 3 sides with an 8 foot opaque fence or wall. 6. Any site lighting must be designed and located in such a manner as not to disturb the scenic appearance of the Highway 10 corridor. Lighting must be directed to the parking areas and not reflected onto adjacent property. PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) Chris Flake was present, representing the application. There was one (1) objector present. Staff gave a brief description of the proposed PD -O, with a recommendation of approval with conditions. Staff noted that Mr. Flake was working with the Highway Department regarding landscaping a portion of the Cantrell Road right-of-way, and that staff anticipated this landscape strip to be near 20 feet in width. There was a motion to waive the Planning Commission bylaws and accept the applicant's notice to surrounding property owners being one (1) day late. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. Mark Allen addressed the Commission in opposition to the application. He expressed traffic concerns with the proposed development. He noted that the proposed development would generate too much traffic onto Norton Road. He also noted that on -street parking was a concern. Chair Adcock asked if there were "dead-end" signs on Norton Road. Bob Turner, Director of Public Works, noted that there should be signs on the street. He noted that Public Works had no concerns with traffic regarding this proposed development. Chair Adcock asked if there could be two (2) access drives to serve this development (one from Norton Road and one from Cantrell Road). Mr. Turner noted that Public Works would prefer the one drive on Norton Road as the only access to the property. He also noted that if parking on the street became a problem, "no parking" signs could be installed. In response to a question from the Commission, Mr. Turner noted that the applicant would make improvements to Norton Road. Mr. Allen stated that a traffic study should be done for this intersection and general area. 7 October 26, 2000 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z-6926 Vice -Chair Berry asked if there was a center turn lane on Cantrell Road. Mr. Turner noted that there was. Vice -Chair Berry noted that the property would probably never be developed as single family, but rather office or commercial. There was additional discussion pertaining to the traffic and parking issues as raised by Mr. Allen. Chris Flake, addressed the Commission in support of the application. He noted that he owned another daycare in Maumelle and that the arrival and pick-up times of the children are staggered throughout the day. Chair Adcock asked about the dumpster hours. Mr. Flake noted that the dumpster would be serviced between 6:00 a.m. and 7:00 a.m., once per week. Chair Adcock asked if dumpster hours could be made a condition of approval. Jim Lawson, Director of Planning and Development, stated that staff recommended the following condition in addition to the other staff conditions: "The dumpster is to be serviced during daylight hours only." There was a motion to approve the application subject to the conditions as recommended by staff, to include the dumpster service condition. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 8