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HomeMy WebLinkAboutZ-7243 Staff AnalysisJuly 11, 2002 ITEM NO.: 8 FILE NO.: Z-7243 NAME: Sanders Day Care — Conditional Use Permit LOCATION: 4202 East 35th (College Station) OWNER/APPLICANT: George E. Kelly, Sr./LaJuana Sanders PROPOSAL: A conditional use permit is requested to allow for conversion of the residence located on this R-3 zoned property into a day care center. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The site is located on the north side of East 35th Street, west of Bankhead Drive; in the College Station Community. 2. COMPATIBILITY WITH NEIGHBORHOOD - The site is virtually surrounded by undeveloped, heavily wooded tracts. A couple of other single family residences are located along 35th Street although none are directly adjacent to this site. With proper development of the site, this relatively small day care center should be compatible with the neighborhood. All owners of property located within 200 feet of the site all residents within 300 feet who could be identified and the College Station Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The day care is proposed to have a capacity of 28 children, with 3 employees; requiring 5 on-site parking/drop-off spaces. The site currently has a paved driveway. The applicant will construct a circular driveway, tying into the existing driveway. The circular driveway will be wide enough to accommodate parallel parking and a drop-off/pick-up lane. The applicant is asking that the new driveway be gravel until she is able to afford paving it. 4. SCREENING AND BUFFERS: The layout of the proposed parking area submitted does not allow for the minimum 6.7 foot wide street buffer and landscape strip required by both July 11, 2002 e 911IM1,1s> 11MAMM 3 zoning and landscaping ordinances. Also, the land use buffer and landscape strip along the eastern perimeter is short of this requirement. 5. PUBLIC WORKS COMMENTS: 1. Parking lot arrangement that involves backing out into right-of-way is not acceptable. Provide on site parking with circle drive or the equivalent. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer Service not available at this time for this project. Sewer system being constructed by College Station Improvement District but have not been accepted by Little Rock Wastewater Utility. Entergy: If customer requires/requests night watcher pole to be relocated, there will be a charge; contribution amount to be determined. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water regarding meter size and location. Fire Department: No Comments received. County Planning: Building Line Adherence: A waiver request must be submitted to Pulaski County for the 40 foot setback ordinance for commercial property which abuts residential property lines. Easements/Right-of-Way: No structures, parking lots, playgrounds, dogpens, etc. may be within the right-of-way. Driveway: A driveway permit must be requested from road and bridge. Parking Lot: The parking for employees, visitors must be constructed on site, not within the right-of-way, and one ingress/egress from East 35th Street. CATA: No Comments received. 2 July 11, 2002 ITEM NO.: 8 FILE NO.: Z-7243 SUBDIVISION COMMITTEE COMMENT: (JUNE 13, 2002) The applicant was not present. Jim Narey was present, representing the Pulaski County Planning. Staff described the proposed day care use, noting that the proposed parking at the southeast corner of the property needed to be redesigned as to eliminate parking that backs into the street. David Hamilton, of Public Works, and Mr. Narey were in agreement with the need to redesign the parking area. Mr. Narey noted that the County has a minimum setback requirement for commercial buildings of 40 feet from abutting residential property lines. He stated that the applicant would need to appear before the Pulaski County Planning Commission to seek a waiver of this requirement. There being no further issues for discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYSIS The R-3 zoned lot located at 4202 East 35th Street is occupied by a one-story, 2,500± square foot, single family residence. The site has a single driveway off of East 35th Street. The property is located outside of the Little Rock city limits, in the College Station Community. This area was zoned, under Little Rock's Extraterritorial Jurisdiction, on November 16, 1999 (effective date of December 16, 1999). The applicant proposes to convert the residence into a day care center with a maximum enrollment of 28 children, with 3 employees. Hours of operation are proposed to be 6:00 a.m. —12:00 midnight, Monday — Friday. The applicant constructed four gravel parking spaces in the front yard that back into the street. She has been advised that this situation is not acceptable and has agreed to install a one-way, circular driveway off of East 3516 Street, tying into the existing paved driveway. She is asking approval of a deferral of the requirement to pave the new driveway. A new, fenced playground has been constructed in the front yard. A sign has been placed on the fence. This sign must be removed and properly mounted in the yard or on the wall of the building. It is staff's understanding that the applicant has been approved by the State child care licensing office to keep no more than 16 children, but she would like to be able to expand to 28 children. Staff is supportive of the proposed conditional use. This relatively small day care operation should not impact the surrounding properties, most of which are vacant. Staff did meet with the applicant subsequent to the Subdivision Committee meeting to address any outstanding issues. 3 July 11, 2002 ITEM NO.: 8 FILE NO.: Z-7243 STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the approved site plan. 2. Construction of an 18 foot wide, circular, one-way driveway, entering from the east and exiting from the existing paved driveway. 3. The driveway is to be labeled one-way only enter and exit. The directional signs are not to exceed 4 square feet in area and 6 feet in height. 4. Signage is not to exceed that allowed in office/institutional districts_ 5. The sign is to be removed from the fence. 6. All outdoor activities are only to take place during daylight hours. 7. Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of this report (including County Planning Comments). Staff supports a deferral of the paving requirement for the gravel driveway for a period not to exceed 2 years. PLANNING COMMISSION ACTION: (JULY 11, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff also recommended approval of a two-year deferral of the paving requirement for the circular driveway. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including the paving deferral. The vote was 9 ayes, 0 noes, 1 absent and 1 open position. 4