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HomeMy WebLinkAboutZ-7802 Staff AnalysisMarch 17, 2005 ITEM NO.: 7 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: 1. SITE LOCATION: FILE NO.: Z-7802 Adams Day Care Center — Conditional Use Permit 3821 Baseline Road Gwenevere Adams A conditional use permit is requested to allow for use of the existing structure on this R-2 zoned lot as a day care center. The property is located on the south side of Baseline Road, between Baseline Elementary School and Reck Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property fronts onto an arterial street in an area of mixed zoning and uses. Several of the homes along the south side of Baseline Road in this area were converted into business uses prior to the area being annexed into the City. The property to the east is one. It is used as a veterinarian's office. A school and apartment complex are located further to the east. Single-family homes are located to the south and west. Several commercial uses are located around the intersection of Scott Hamilton and Baseline. Vacant 0-3 zoned property and other nonconforming uses are located on the north side of Baseline. The proposed use is compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Upper Baseline and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKIN The proposed day care center is to have 3 employees and an enrollment of 30 children; requiring parking/stacking space for 6 vehicles. The property has two existing driveways, which will be used as one-way entry/exit. The applicant proposes to utilize the existing carport and driveway on the east side of the property for stacked parking of the employees' vehicles. The driveway in front of the structure will be March 17, 2005 ITEM NO.: 7 (Cont. FILE NO.: Z-7802 widened to 20 feet in width, which will allow for stacking of 3 vehicles for drop-off/pick-up and a bypass lane. The parking is sufficient for the proposed use. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. Along Baseline Road, the on-site street buffer must be an average of twenty-four (24) feet in width. Properties to the east and west are zoned residential, therefore, the Buffer ordinance requires a nine (9) foot wide buffer strip; however, the Landscape ordinance will require an average width of nine (9) feet and at no point less than 6'-9". A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or evergreen plantings, is required along the eastern and western perimeters of the site. The Landscape ordinance requires a three (3) foot wide minimum landscape strip between the parking lot(s) and the building, or in the general area. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. PUBLIC WORKS COMMENTS: 1. Provide the estimated number of vehicles for peak hour traffic at the day care. Sufficient on-site parking must be provided to prevent blocking of the through lanes of Baseline Road. 2. Plans of all driveway and parking area improvements shall be submitted for approval prior to start of work. Steep driveway grades may need to be adjusted to provide suitable public access. 2 March 17, 2005 ITEM NO.: 7 Cont. FILE NO.: Z-7802 6. UTILITY. FIRE DEPT, AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No Comments received. County Planning: No Comments. CATA: The site is located on a CATA Bus Route. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 24, 2005) Greg Plunkett was present representing the applicant. Staff presented the item and noted the applicant needed to indicate the required drop-off and parking spaces on the plan. Public Works, Landscape and Utility Comments were noted. It was noted that the required screening on the east and west sides could be either a wood fence or dense evergreen plantings. The applicant was asked to indicate the screening on the site plan. Public Works staff noted that no vehicles would be permitted to stop on Baseline Road; that the site would have to have sufficient drop-off/pick-up stacking space to accommodate all vehicles. Staff noted there were no other outstanding issues. The applicant was advised to respond to staff issues by March 2, 2005. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned property located at 3821 Baseline Road is occupied by a vacant, one-story, brick and frame single-family residential structure. The property has two curb cuts onto Baseline Road and a paved driveway. The applicant proposes to use the structure as a day care center. The two curb cuts will be used to create a circular driveway for drop-off/pick-up and parking. The driveway will be one-way entry and exit. 3 March 17, 2005 ITEM NO.: 7 (Cont.) FILE NO.: Z-7802 The proposed day care center will have 3 employees and a maximum enrollment of 30 children. Days and hours of operation are Monday through Friday, 6:00 a.m. to 6:00 p.m. Signage will consist of a single ground -mounted sign not to exceed 6 feet in height and 32 square feet in area. The 1950 bill of assurance does not address use issues. Screening will be installed on the east and west perimeters, from the front of the property to a point past the playground area. Screening will consist of a 6 -foot wood privacy fence on the east perimeter and dense evergreen planting on the west side. The playground area will be located directly behind the structure and will itself be enclosed by a 4 -foot tall wood fence. No additional screening is needed across the rear of this 400+ foot deep lot. Staff is supportive of the requested C.U.P. The proposed use is compatible with uses in the area. Staff believes this small day care center should have no impact on the nearby neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions in Sections 4, 5 and 6 of the Staff Report. 2. Fire Marshall's approval must be received. 3. Compliance with any building code requirements for converting this residence into a day care center. 4. The street buffer must be maintained at a minimum of 13 feet. 5. The driveways must be one-way entry and exit and directional signage must be installed indicating such. 6. The driveway in front of the residence must be no less than 20 feet in width. 7. There is to be no stopping or drop-off/pick-up on Baseline Road. 8. The stacked parking utilizing the existing carport and driveway on the east side must be designated for employees only. 9. Outdoor activities, including use of the playground, must be limited to daylight hours only. Staff recommends approval of variances to allow a street buffer width of 13 feet and to allow stacked parking for employees. El March 17, 2005 ITEM NO.: 7 Cont. FILE NO.: Z-7802 PLANNING COMMISSION ACTION: (MARCH 17, 2005) The applicant was present. Gregg Plunkett was present to speak on her behalf. There was one objector present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Mr. Plunkett addressed the Commission and thanked staff for working with the applicant and him. He stated the site would be improved and would be an asset to the neighborhood. Chairman Rahman suggested hearing from the one objector. Pat Gee, president of the Upper Baseline Neighborhood Association stated although she personally thought this was an appropriate location for a day care center, her association had voted not to support the application. Troy Laha, of 6602 Baseline Road, spoke in support; stating day cares should be located on major streets, such as Baseline Road. A motion was made to approve the application subject to compliance with all staff comments and conditions. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 5