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HomeMy WebLinkAboutZ-6926-A Staff AnalysisFILE NO.: Z -6926-A NAME: My Little School Revised Short -form PD -O LOCATION: On the southeast corner of Cantrell Road and Norton Road DEVELOPER: Chris Flake 3709 Idlewild North Little Rock, AR 72116 ENGINEER: The Mehlburger Firm P.O. Box 3837 Little Rock, AR 72203 AREA: 0.812 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -0 ALLOWED USES: Daycare Facility PROPOSED ZONING: Revised PD -O PROPOSED USE: Daycare Facility VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,402 adopted December 12, 2000, by the Little Rock Board of Directors established My Little School Short -form PD -O located on the southeast corner of Cantrell Road and Norton Road. The site was originally zoned R-2 which would typically require a Conditional Use Permit to allow the site to develop with a daycare FILE NO.: Z -6926-A Cont. facility but since the site is located in the Highway 10 Design Overlay District and the site is less than two acres, a Planned Development was sought. The approved plan included the development of a 6,000 square foot daycare facility with a maximum building height of 24 -feet. The applicant indicated a total of 31 parking spaces with a single access point along Norton Road. The applicant indicated a total of 148 children and the hours of operation to be from 5:30 am to 6:00 pm Monday through Friday. The site is located in an unincorporated island of the City. The applicant's property is not contiguous to the city limits and he tried unsuccessfully to annex by encouraging contiguous property owners to request annexation into the City. The applicant has secured from the City Manger's Office an agreement to extend sewer to the site by signing a pre -annexation agreement. A. PROPOSAL/REQUEST: The applicant is requesting to revise the previously approved PD -0 to allow the construction of a 7,000 square foot building on the site and to be allowed a room upstairs. The applicant has indicated the maximum building height will be 28 - feet. The applicant has indicated there will not be a change in the number of children served at the facility or the days and hours of operation. The applicant is also requesting should the current request not be approved a one-year time extension to allow construction of the existing approved site plan to begin. B. EXISTING CONDITIONS: The site is undeveloped and mostly covered with brush and weeds. There are single-family homes located 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: As of this writing, staff has received several informational phone calls concerning the proposed development. The Johnson Ranch Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All previous comments apply to this minor revision (building expansion). ON FILE NO.: Z -6926-A (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688- 1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required for this project. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUESiTECH NI CAUDESIGN: Planninq Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a Planned Development - Office for a two-story building. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Landscape: The plan submitted does not provide for the forty (40) foot wide landscape buffer along Cantrell Road nor the fifteen (15) foot wide landscape buffer along Norton Road required by the Highway 10 Design Overlay Ordinance. The Planning Commission previously approved these reductions. Areas set aside for landscaping meet with landscape ordinance requirements. An irrigation system to water landscaped areas will be required. FILE NO.: Z -6926-A Cont. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Chris Flake was present representing the request. Staff stated the request was to revise a previously approved Planned Development to allow the construction of a 7,000 square foot building and to allow the structure to be two (2) story. Staff requested the applicant provide additional information concerning the proposed development with regard to the number of children to be served, the days and hours of operation and the maximum building height. Public Works comments were addressed. Staff noted all previous comments would apply to the proposed development. Staff stated Norton Road would require a dedication of right-of-way 30 -feet from the centerline and sidewalks would be required along Cantrell Road. Landscaping comments were addressed. Staff stated the proposed development did not allow for the forty (40) foot wide landscape buffer along Cantrell Road nor the fifteen foot wide landscape buffer along Norton Road as required by the Highway 10 Design Overlay District. Staff noted the Planning Commission previously approved the reduced standards. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has addressed most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the maximum building height to be 28 -feet. The applicant has stated there will be one room upstairs but the structure will not be two stories. The room will be more of a finished attic space to be used as an office or as an activity room for older children. The applicant has stated the site will serve a maximum of 151 children and the hours of operation are from 6:30 am to 6:00 pm Monday through Friday. The applicant has also indicated screening around the dumpster as required per the zoning ordinance or at least two feet above the finished top of the container. As noted, the site is less than the two acre minimum lot size as typically required by the Highway 10 Design Overlay District. As was previously approved, the site contains reduced setbacks from property lines and reduced landscape 4 FILE NO.: Z -6926-A (Cont.)_ buffers. The following are typical requirements and the proposed development data as relates to the current application: 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 25 foot avg. landscape buffer (east) 25 feet 25 foot avg. landscape buffer (west) 15 feet 9 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 parking spaces. The proposed site plan also shows a ground mounted monument style sign along the front property line. The applicant has not indicated the area of the proposed sign on the site plan. Staff recommends the sign be set back at least five feet from the front property line and the sign not exceed six feet in height and seventy-two square feet in area. The site plan includes landscaping along Cantrell Road, Norton Road and the perimeter of the parking area as required by the new Landscape Ordinance. The plan also shows the screening fence as required along the south and east property lines where adjacent to residentially zoned properties. In addition, the applicant is proposing the placement of a six foot ornamental iron fence with brick columns along the Cantrell Road. The previous approval required the applicant to request a franchise from the State of Arkansas Department of Highway and Transportation Department and or the City if required to install landscaping within a portion of the existing right-of- way. The installation of landscaping in this area will help toward compliance with the typical 40 -foot buffer along the front property line. The applicant will be required to submit a landscape plan with a possible berm in the front landscape area to comply with the Highway 10 Design Overlay requirements. Based on the fact the lot was previously approved for a daycare center, staff feels the use is appropriate. The applicant has indicated an additional 1000 square feet of building area to be included within the development. The rear setbacks are not reduced because the applicant has taken the area out of the proposed playground area. 5 FILE NO.: Z -6926-A_ (Cont.) To Staff's knowledge there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends signage be limited to Highway 10 Design Overlay District standard as noted in paragraph H. Staff recommends the applicant obtain a franchise to allow additional landscaping to be installed within the right-of-way along the north property line. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Chris Flake was present representing the request. There was one registered objector present. Staff stated they had received several phone calls in support of the proposed request. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also recommended signage be limited to Highway 10 Design Overlay District standard as noted in paragraph H and the applicant obtain a franchise to allow additional landscaping to be installed within the right-of-way along the north property line. Mr. Bob Bryant, the registered objector, declined to address the Commission. Commissioner Floyd questioned the proposed parking vs. the required parking for a day care center. Staff stated the applicant would have to address the number of employees and the ages of the children to determine if the parking proposed was adequate. Mr. Flake stated he was currently operating a daycare center in Maumelle and there were no more than sixteen (16) employees on the site at any given time. Mr. Flake stated he would increase the parking along the front of the building. Staff stated they would prefer the applicant not increase the parking if the proposed parking was sufficient. Staff stated they would work with the applicant to ensure the proposed parking was sufficient to meet the needs of the daycare center. There was a general discussion concerning the access to the site and the proposed parking. Staff noted a condition of approval would include no parking along Norton Road. Staff stated they were not comfortable allowing DHS to drive the zoning of the site. Staff stated the applicant had been approved for 151 students but the applicant had agreed to no more than 16 employees on the site at any one time. A maximum of sixteen employees would be all that was allowed along with the number of children up to 151 that sixteen employees could service was all the children that would be allowed. n FILE NO.: Z-6926-A(Cont. Staff noted the number of employees required for 151 children would not drive the zoning. A motion was made to approve the application as amended. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 December 4, 2003 ITEM NO.: 27 FILE NO.: Z -6920-A NAME: My Little School Revised Short -form PD -0 LOCATION: On the southeast corner of Cantrell Road and Norton Road DEVELOPER: Chris Flake 3709 Idlewild North Little Rock, AR 72116 CAIf_IAICCQ- The Mehlburger Firm P.O. Box 3837 Little Rock, AR 72203 AREA: 0.812 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PD -0 ALLOWED USES: Daycare Facility PROPOSED ZONING: Revised PD -0 PROPOSED USE: Daycare Facility VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,402 adopted December 12, 2000, by the Little Rock Board of Directors established My Little School Short -form PD -0 located on the southeast corner of Cantrell Road and Norton Road. The site was originally zoned R-2 which would December 4, 2003 SUBDIVISION ITEM NO.- 27 Cont.) FILE NO.: Z -6926-A typically require a Conditional Use Permit to allow the site to develop with a daycare facility but since the site is located in the Highway 10 Design Overlay District and the site is less than two acres, a Planned Development was sought. The approved plan included the development of a 6,000 square foot daycare facility with a maximum building height of 24 -feet. The applicant indicated a total of 31 parking spaces with a single access point along Norton Road. The applicant indicated a total of 148 children and the hours of operation to be from 5:30 am to 6:00 pm Monday through Friday. The site is located in an unincorporated island of the City. The applicant's property is not contiguous to the city limits and he tried unsuccessfully to annex by encouraging contiguous property owners to request annexation into the City. The applicant has secured from the City Manger's Office an agreement to extend sewer to the site by signing a pre -annexation agreement. A. PROPOSAL/REQUEST: The applicant is requesting to revise the previously approved PD -O to allow the construction of a 7,000 square foot building on the site and to be allowed a room upstairs. The applicant has indicated the maximum building height will be 28 - feet. The applicant has indicated there will not be a change in the number of children served at the facility or the days and hours of operation. The applicant is also requesting should the current request not be approved a one-year time extension to allow construction of the existing approved site plan to begin. B. EXISTING CONDITIONS: The site is undeveloped and mostly covered with brush and weeds. There are single-family homes located 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: As of this writing, staff has received several informational phone calls concerning the proposed development. The Johnson Ranch Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. 2 December 4, 2003 SUBDIVISION ITEM NO.: 27 Cont. FILE NO.: Z -6926-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All previous comments apply to this minor revision (building expansion). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688- 1414 for additional details. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required for this project. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a Planned Development - Office for a two-story building. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. 3 December 4, 2003 UBDIVISION ITEM NO.: 27 Cont.) FILE NO.: Z -6926-A Landscape: The plan submitted does not provide for the forty (40) foot wide landscape buffer along Cantrell Road nor the fifteen (15) foot wide landscape buffer along Norton Road required by the Highway 10 Design Overlay Ordinance. The Planning Commission previously approved these reductions. Areas set aside for landscaping meet with landscape ordinance requirements. An irrigation system to water landscaped areas will be required. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Chris Flake was present representing the request. Staff stated the request was to revise a previously approved Planned Development to allow the construction of a 7,000 square foot building and to allow the structure to be two (2) story. Staff requested the applicant provide additional information concerning the proposed development with regard to the number of children to be served, the days and hours of operation and the maximum building height. Public Works comments were addressed. Staff noted all previous comments would apply to the proposed development. Staff stated Norton Road would require a dedication of right-of-way 30 -feet from the centerline and sidewalks would be required along Cantrell Road. Landscaping comments were addressed. Staff stated the proposed development did not allow for the forty (40) foot wide landscape buffer along Cantrell Road nor the fifteen foot wide landscape buffer along Norton Road as required by the Highway 10 Design Overlay District. Staff noted the Planning Commission previously approved the reduced standards. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has addressed most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the maximum building height to be 28 -feet. The applicant has stated there will be one room upstairs but the structure will not be two stories. The room will be more of a finished attic space to be used as an office or as an activity room for older children. 4 December 4, 2003 SUBDIVISION ITEM NO.: 27 Cont. FILE NO.: Z -6926-A The applicant has stated the site will serve a maximum of 151 children and the hours of operation are from 6:30 am to 6:00 pm Monday through Friday. The applicant has also indicated screening around the dumpster as required per the zoning ordinance or at least two feet above the finished top of the container. As noted, the site is less than the two acre minimum lot size as typically required by the Highway 10 Design Overlay District. As was previously approved, the site contains reduced setbacks from property lines and reduced landscape buffers. The following are typical requirements and the proposed development data as relates to the current application: HIGHWAY 10 OVERLAY DISTRI 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 25 foot avg. landscape buffer (east) 25 feet 25 foot avg. landscape buffer (west) 15 feet 9 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 parking spaces. The proposed site plan also shows a ground mounted monument style sign along the front property line. The applicant has not indicated the area of the proposed sign on the site plan. Staff recommends the sign be set back at least five feet from the front property line and the sign not exceed six feet in height and seventy-two square feet in area. The site plan includes landscaping along Cantrell Road, Norton Road and the perimeter of the parking area as required by the new Landscape Ordinance. The plan also shows the screening fence as required along the south and east property lines where adjacent to residentially zoned properties. In addition, the applicant is proposing the placement of a six foot ornamental iron fence with brick columns along the Cantrell Road. The previous approval required the applicant to request a franchise from the State of Arkansas Department of Highway and Transportation Department and or the City if required to install landscaping within a portion of the existing right-of- way. The installation of landscaping in this area will help toward compliance with December 4, 2003 SUBDIVISION ITEM NO.: 27 Cont.) FILE NO.: Z -6926-A the typical 40 -foot buffer along the front property line. The applicant will be required to submit a landscape plan with a possible berm in the front landscape area to comply with the Highway 10 Design Overlay requirements. Based on the fact the lot was previously approved for a daycare center, staff feels the use is appropriate. The applicant has indicated an additional 1000 square feet of building area to be included within the development. The rear setbacks are not reduced because the applicant has taken the area out of the proposed playground area. To Staff's knowledge there are no outstanding issues associated with the proposed request. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. Staff recommends signage be limited to Highway 10 Design Overlay District standard as noted in paragraph H. Staff recommends the applicant obtain a franchise to allow additional landscaping to be installed within the right-of-way along the north property line. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Chris Flake was present representing the request. There was one registered objector present. Staff stated they had received several phone calls in support of the proposed request. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also recommended signage be limited to Highway 10 Design Overlay District standard as noted in paragraph H and the applicant obtain a franchise to allow additional landscaping to be installed within the right-of-way along the north property line. Mr. Bob Bryant, the registered objector, declined to address the Commission. Commissioner Floyd questioned the proposed parking vs. the required parking for a day care center. Staff stated the applicant would have to address the number of employees and the ages of the children to determine if the parking proposed was adequate. Mr. Flake stated he was currently operating a daycare center in Maumelle and there were no more than sixteen (16) employees on the site at any given time. Mr. Flake stated he would increase the parking along the front of the building. Staff stated they December 4, 2003 SUBDIVISION ITEM NO.: 27 Cont. FILE NO.: Z -6926-A would prefer the applicant not increase the parking if the proposed parking was sufficient. Staff stated they would work with the applicant to ensure the proposed parking was sufficient to meet the needs of the daycare center. There was a general discussion concerning the access to the site and the proposed parking. Staff noted a condition of approval would include no parking along Norton Road. Staff stated they were not comfortable allowing DHS to drive the zoning of the site. Staff stated the applicant had been approved for 151 students but the applicant had agreed to no more than 16 employees on the site at any one time. A maximum of sixteen employees would be all that was allowed along with the number of children up to 151 that sixteen employees could service was all the children that would be allowed. Staff noted the number of employees required for 151 children would not drive the zoning. A motion was made to approve the application as amended. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 27 _ ILE NO.. Z -6926-A ti NAME: My Little School Revised Short -form PD-O'�'' LOCATION: on the southeast corner of Cantrell Road and Norton Road �- Planning Staff Comments: 1- Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. .2. Provide the maximum building height on the site plan. Will the structure be two-story? 3. Provide a note concerning the required screening of the dumpster on the site plan. 4. Provide the number of children the facility will serve in the general notes section of the site Ian. p � 5. Provide the days and hours of operation in the general notes section of the site plan. 6. Any site lighting must be low level in intensity and directional directed ward and on the parking area as to not spill onto adjoining properties. 7. The site is located in an island. The applicant has signed a pre -annexation agreement with the city to received sewer service. 8. The proposed development does not meet the Highway 10 Design Overlay Requirements with regard to landscaped areas along Highway 10 and site area. 9. Provide details concerning the proposed signage on the site plan (height/area). �. -�ariance/Waivers. ` Cn None requested. t bIIC Works: All previous comments apply to this minor revision (building xpansion); ttilities and Fire Department/County Planning: lill astewater: Sewer main extension required, with easements, if service is required for the Q. -'project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. -?Entergy. ENo comment received - Center -Point Energv roved A as submitted. 1"A, pp t SBC: No comment received. Central Arkansas Water. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Water main extensions will be required for this project. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants 'per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATH: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision to a Planned Development - Office for a two-story building. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Landscape. The plan submitted does not provide for the forty (40) foot wide landscape buffer along Cantrell Road nor the fifteen (15) wide landscape buffer along Norton Road required by the Highway 10 Design Overlay Ordinance. The Planning Commission previously approved these reductions. Areas set aside for landscaping meet with landscape ordinance requirements. An irrigation system to water landscaped areas will be required. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 12, 2003.