HomeMy WebLinkAboutZ-7263 Staff AnalysisAugust 22, 2002
ITEM NO.: 7
FILE NO.: Z-7263
NAME:
Anderson Day Care Center — Conditional Use Permit
LOCATION:
10,115 and 10,117 Chicot Road
OWNER/APPLICANT:
Benjamin and Alycia Anderson
PROPOSAL:
A conditional use permit is requested to allow for the
conversion of the single family residences located on
these R-2 zoned properties into a single day care
facility.
ORDINANCE DESIGN STANDARDS:
SITE LOCATION:
The properties are located on the east side of Chicot Road, between
Caylor Lane and Milford Drive.
2. COMPATIBILITY WITH NEIGHBORHOOD:
Single family residences are located directly north, south and east of this
site. However, in April 2002, the Geyer Springs West Land Use Plan was
changed to Suburban Office for the properties on the east side of Chicot
Road, south of Vega Dr. Conversion of these residential structures into
office, or in this case daycare, uses complies with the new Plan
designation. Compatibility is going to be determined by the particulars of
the proposal; hours of operation, parking, screening, etc.... Staff believes
this proposed use can be developed to 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 Chicot, West Baseline and
SWLRUP Neighborhood Associations were notified of this action.
3. ON SITE DRIVES AND PARKING:
Parking requirements for day care centers are one space per employee,
administrator and teacher plus one space per facility vehicle plus one
space per 10 persons of licensed capacity. This facility has a capacity of
50 children with a total of 7 employees. There will be a facility vehicle.
Thirteen parking spaces are required. Combining the existing parking in
front of the two properties with the proposed new, 9 space parking lot, will
provide 13 spaces. The spaces in front of the homes must be limited to
employee parking only.
August 22, 2002
ITEM NO.: 7
4.
SCREENING AND BUFFERS:
FILE NO.: Z-7263
Areas set aside for buffers and landscaping appear to meet with
ordinance requirements. However, there is a question whether the
northern perimeter fence is to be moved northward in order to provide the
necessary landscaping.
A six (6) foot high opaque wood fence with its face side directed outward
is required along the northern perimeter, the eastern perimeter that is
being developed, and around the proposed playground area.
5. PUBLIC WORKS COMMENTS:
1. To prevent tracking of dirt and rock onto City street, pave existing
gravel drive.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
Reliant: No Comments received.
Southwestern Bell: No Comments received.
Water: No objection.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: No Comments received.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2002)
The applicant was present. Staff presented the item and noted additional
information was needed regarding signage, days of operation, site lighting and
trash pick-up. The applicant was asked if there would be a facility vehicle since
parking had to be provided for it. Staff noted that the new parking lot had to be
redesigned slightly to provide the proper depth for the stalls and maneuvering
area. Staff asked that screening be provided on the north and east perimeters of
the new parking lot and that some form of screening be placed on the south and
east perimeters of the playground.
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August 22, 2002
ITEM NO.: 7
FILE NO.: Z -
Landscape comments were discussed, emphasizing the need for screening on
the perimeters of the site.
Public Works Comments were presented.
The applicant was advised to submit all needed information to staff no later than
noon, Wednesday August 7, 2002.
The Committee was informed that the Land Use Plan for this side of Chicot Road
had recently been amended to support Suburban Office use. The Committee
determined there were no outstanding issues and forwarded the item to the full
Commission.
STAFF ANALYSIS:
The R-2 zoned properties at 10,115 and 10,117 Chicot Road are each occupied
by a single story, brick and frame, single family residence. The property at
10,115 Chicot has some history of use by nonconforming commercial
businesses. The applicant requests approval of a conditional use permit to allow
for the use of the two structures as a single facility, 50 -child day care center.
The properties would maintain a residential appearance from the street. A new,
9 space parking lot, a circular driveway, sidewalks, a playground and
landscaping are to be installed in the rear yard area of the combined properties.
The entire, combined perimeter of the rear yard will be enclosed by a 6 foot tall
wood privacy fence. Days and hours of operation are proposed to be Monday -
Friday, 6:00 a.m. — 5:30 p.m. The facility will have a van which will be parked at
the site. Pickup/drop-off of children will occur in the new parking lot, not in front
of the facility. Only night -watcher security lights will be installed on the site.
Staff is supportive of the proposed conditional use permit. Although day care
centers are appropriate in residential areas as it is, this area in particular is made
more appropriate due to its Land Use Plan designation of Suburban Office.
Converting these existing, single family homes into a low -intensity office type or
"O-1" use is exactly what the Plan now envisions. To staff's knowledge, there
are no outstanding issues. On August 7, 2002, the applicant submitted a revised
site plan and responses to these issues raised at Subdivision Committee and
summarized above. The required screening has been shown on the perimeters
and the parking lot has been slightly altered to provide the required depth for the
parking stalls and maneuvering area. The small area of existing, gravel driveway
is now shown as being paved.
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August 22, 2002
ITEM NO.: 7
STAFF RECOMMENDATION:
LE NO.: Z-7263
Staff recommends approval of the conditional use permit subject to compliance
with the following conditions:
1. Compliance with the staff comments outlined in Sections 4, 5 and 6 of this
report.
2. Outdoor activities are to be limited to daylight hours.
3. Signage is to be limited to that allowed in office zones.
4. The privacy fence is to be designed with the finished side facing outward.
5. All site lighting is to be low-level and directional, aimed away from
adjacent residential properties.
6. All pickup/drop-off of children is to take place from the new parking lot at
the rear of the site.
7. The existing parking area in front of the structures is to be limited to
employee and facility vehicle parking.
PLANNING COMMISSION ACTION: (AUGUST 22, 2002)
The applicant was present. There were no objectors present. One letter of
support had been submitted by the Southwest Little Rock United for Progress
Neighborhood Association. Staff presented the item and a recommendation of
approval subject to compliance with the conditions outlined in the "Staff
Recommendation" above. There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 10 ayes, 0 noes, 0 absent and 1 open position.
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