HomeMy WebLinkAboutZ-7818 Staff AnalysisApril 28, 2005
ITEM NO.: 13 FILE NO.: Z-7818
NAME: Barnes Day Care Center — Conditional Use Permit
LOCATION: 17412 Lawson Road
OWNER/APPLICANT: Robert Clark/ Charles and Roma Barnes
PROPOSAL: A conditional use permit is requested to allow for
construction of a day care center on this R-2 zoned
2.1 t acre tract.
SITE LOCATION:
The site is located on the north side of Lawson Road, west of Sullivan
Road. The property is outside of the city limits but within the City's
extraterritorial jurisdiction.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The site is located in an area of mixed zoning and uses. In this immediate
area along Lawson Road, from Sullivan Road and Plume Drive, are
several businesses and nonresidential uses. The C-1 lot across the street
was recently rezoned to PCD for a car sales lot. A new fire station is also
located across Lawson Road. The PCD to the southwest was to allow a
sno-cone stand. Other uses include a nonconforming car lot to the west
and a car wash, upholstery shop and vacant commercial building to the
east.
Locating a day care center on this arterial roadway in an area of mixed
zoning and uses is an appropriate use.
All owners of property located within 200 feet of the site and all residents
within 300 feet who could be identified were notified of this request.
There is no neighborhood association in this area.
3. ON SITE DRIVES AND PARKING:
The applicant proposes to construct a circular driveway with two curb cuts
onto Lawson Road. One-way circulation will provide stacking space.
Fifteen (15) on-site parking spaces will be provided. A total of 22 parking
spaces are required for the day care. With the proposed stacking space,
the parking should be sufficient.
April 28, 2005
ITEM NO.: 13 Cont.) FILE NO.: Z-7818
4. SCREENING AND BUFFERS:
Compliance with the City's Landscape and Buffer Ordinances is required.
Along Lawson Road, the on-site buffer must be an average of twenty-
eight (28) feet in width but in no case less than fourteen (14) feet.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall, or dense evergreen plantings, is required along
the northern, eastern, and western perimeters of the site. Credit towards
fulfilling this requirement can be given for existing trees and undergrowth
that satisfies this year -around requirement.
An automatic irrigation system to water landscaped areas will be required.
Building landscaping is required between the associated parking lot and
the building or in the general area.
Interior landscaping requirement are required to be located within the
proposed parking area. This minimum requirement is calculated at 8% of
the paved surface areas.
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.
It is also recommended to save trees around the playground area to
provide shade for the children on hot, summer days.
Curb and gutter or another approved border will be required to protect
landscaped areas from vehicular traffic.
Prior to construction it will be necessary to provide an approved landscape
plan.
5. PUBLIC WORKS COMMENTS:
Lawson Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required.
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April 28, 2005
ITEM NO.: 13 (Cont.
FILE NO.: Z-7818
2. Provide design of street conforming to the Master Street Plan.
Construct one-half street improvement to these streets including 5 -foot
sidewalks with planned development or seek a Board.
3. Locate parking spaces back from the new right-of-way line.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Outside service boundary. No Comment.
Entergy: 15' easement required along southern perimeter, behind right-
of-way.
CenterPoint Energy: Approved as submitted.
Southwestern Bell: No Comments received.
Water: All Central Arkansas Waters requirements in effect at the time of
request for water service must be met. Additional fire hydrant(s) may
be required. Contact the Fire Department having jurisdiction to obtain
information regarding the required placement of the hydrant(s) and
contact Central Arkansas Water regarding procedures for installation
of the hydrant(s).
Fire Department: Provide statement from local Volunteer Fire Department
indicating approval of plan and ability to provide service. Fire hydrant
may be required.
County Planning: No Comments received; contact Pulaski County
Planning.
CATA: This site is not located on a CATA Bus Route.
SUBDIVISION COMMITTEE COMMENT
(APRIL 17, 2005)
The applicants were present. Staff presented the item and noted much more
information was needed on the project, including: a copy of the bill of
assurance, building design, signage, building setbacks, days and hours of
operation, number of employees and children, site lighting, dumpster location
and screening and fencing. Staff asked the applicant to provide dimensions of
the parking stalls and driveways and to show the paving material for the
driveways and parking. It was noted that approval from the local Volunteer Fire
Department was needed.
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April 28, 2005
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FILE NO.: Z-781
Public Works, Utility and Landscape Comments were discussed. It was noted
that the plan needed to show the new right-of-way and the parking spaces
needed to be moved back to provide adequate space from the street and to
provide the required street buffer. The applicant was instructed to contact
Pulaski County Planning.
The applicant was instructed to respond to staff issues by April 13, 2005. The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for construction of a commercial
day care center on this R-2 zoned, 2.1± acre tract. The property is located
outside of the city limits but within the City's extraterritorial jurisdiction. The site
is located 4.2± miles west of 1-430 and 3.4± miles west of the city limits.
Surrounding uses and zoning are varied.
The property is not covered by a valid bill of assurance. The proposed 60 feet X
80 feet building will be one-story in height and constructed of colored metal with
a colored metal, 3 X 12 pitched roof with matching gutters and downspouts. A
single ground -mounted sign is proposed. The sign will be 6 feet tall and 32
square feet in area. There will be no building signage. The building will be
located 150 feet from the front property line. Other setbacks are 30 feet and 90
feet on the sides and 200± feet on the rear. Days and hours of operation are
proposed as Monday through Friday, 6:00 a.m. to 6:00 p.m. The day care will
employ approximately 11 persons and will accommodate an enrollment of up to
110 children. The dumpster will be located east of the building and will be
properly screened. The playground area, behind the building, will be enclosed
by a 6 foot tall chain-link fence. The property will have two driveways onto
Lawson Road. The driveways will provide for one way circulation on the site.
The driveways will be 20 to 25 feet wide, which will allow for passage and
stacking space. Fifteen (15) parking spaces will be located off of the driveways.
All drives and parking will be asphalt paved.
Health Department approval of a septic system has been provided. The local
volunteer Fire Department, which is located across the street, has approved the
plan. There is a fire hydrant on the street at this location.
The required right-of-way will be dedicated. The applicant is requesting a five (5)
year deferral of required street improvements. Staff is supportive.
The required 14 foot deep street buffer will be provided and the first parking
space off of the entry drive has been relocated to avoid interfering with access
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April 28, 2005
M NO.: 13 (Cont.
FILE NO.: Z-7818
off of Lawson Road. Screening will be provided along the east and west
perimeters, as required. No screening is needed along the north since the rear
portion of this site is wooded and will be left undisturbed.
On April 13, 2005, the applicant responded to issues raised at Subdivision
Committee and reflected in the analysis above. To staff's knowledge, there are
no outstanding issues. The proposed use is compatible with uses and zoning in
the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda Staff Report.
2. The rear portion of the site, beyond the playground area, is to remain wooded
and undisturbed to provide screening.
3. The proposed ground sign must be located no less than five (5) feet behind
the new front property line; after the required right-of-way dedication.
4. The dumpster must be screened to comply with the Code.
5. All site lighting must be shielded downward and into the site so as to prevent
light spilling onto the adjacent properties.
6. There is to be no parking on the street; no drop-off or pick-up of children in
the public right-of-way.
Staff recommends approval of a deferral of required street improvements for five
(5) years or until adjacent development; whichever occurs first.
PLANNING COMMISSION ACTION: (APRIL 28, 2005)
The applicant was present. There was one (1) objector present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation" above, including the deferral
of street improvements.
Chairman Rahman asked the objector to speak first. Troy Laha stated he had
submitted a card of opposition in order to establish standing to appeal the item to
the Board of Directors. Mr. Laha stated it was his goal to make a point to the
City Board that this was the type of location that was appropriate for a day care
center.
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April 28, 2005
ITEM NO.: 13 (Cont.) FILE NO.: Z-7818
There was no further discussion.
A motion was made to approve the application, including all staff comments and
recommendations. The motion was approved by a vote of 10 ayes, 0 noes and
1 absent.
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