HomeMy WebLinkAboutZ-7992 Staff AnalysisMay 25, 2006
ITEM NO.: A FILE NO.: Z-7992
NAME: Caradine Adult Day Care Center -
Conditional Use Permit
LOCATION: 1101 Cumberland
OWNER/APPLICANT: Wallace Caradine
PROPOSAL: A conditional use permit is requested to allow an adult
day care center and associated office to operate in
the existing building located on the R -4A zoned
property.
1. SITE LOCATION:
The site is located on the southeast corner of Cumberland and East 11th
Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
A commercial building has existed on this site for decades. For years, the
building was occupied by a drycleaners and laundry. The original building
burned and was rebuilt in the late 1980's. Allowing the continued use of
the site for a relatively quiet non-residential use should not affect the site's
continued compatibility with the neighborhood. The site is located in the
MacArthur Park Historic District. At its May meeting, the Historic District
Commission approved the applicant's development plan for the site.
All owners of property located within 200 feet of the site, all residents
within 300 feet of the site who could be identified and the Downtown and
MacArthur Park Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
The site has no on-site parking. The building occupies the entirety of the
property. The applicant proposes a maximum enrollment of one hundred
(100) clients with fifteen (15) employees. At a rate of one parking space
for each employee plus one space for every ten (10) clients, twenty-five
(25) parking spaces are required. The property has a nonconforming
status based on its long use as a commercial facility with no on-site
parking. A 6,500 square foot retail facility, such as the dry cleaners -
laundry which previously occupied the building, requires twenty-one (21)
parking spaces. The new proposed use requires four (4) additional
spaces. There is a drop-off area on the north side of the building and
ample on street parking. The applicant also proposes to allow employees
to park at his residence which is located one block to the north.
May 25, 2006
ITEM NO.: A (Cont.
4. SCREENING AND BUFFERS:
No comments on this use issue only.
5. PUBLIC WORKS COMMENTS:
FILE NO.: Z-7992
1. Obtain a franchise agreement from Public Works (John Barr,
371-4646) for the improvements located in the right-of-way.
2. Plantings along Cumberland Street should not be crepe myrtles.
Please contact Christy Marvel at 371-4864 for permitted plantings.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: Approved as submitted.
CenterPoint Energy: No comments received.
Southwestern Bell: No comments received.
Water: Contact Central Arkansas Water if larger and/or additional water
meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 9, 2006)
The applicant was present. Staff presented the application and requested the
applicant provide additional information. Staff requested a signage plan, days
and hours of operation, maximum enrollment and number of employees and a
parking plan. Staff asked that the trash pick-up/dumpster area be located. Staff
noted the proposed awning which extends into the right-of-way would require a
franchise and approval for any external changes would require approval from the
Historic District Commission. Staff also noted a parking variance would be
needed since there was no on-site parking.
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May 25, 2006
ITEM NO.: A Cont. FILE NO.: Z-7992
Public Works staff noted the proposed plan indicated planting crepe myrtles in
tree wells in the sidewalk. Staff requested that another species be planted that
would not create sign distance problems.
The applicant was advised to respond to staff issues by February 15, 2006. The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The R -4A zoned property located at 1101 Cumberland is occupied by a one story
commercial building. This nonconforming building was for many years occupied
by a drycleaners-laundry. The building occupies the entirety of the site. The
applicant is requesting approval of a conditional use permit to use the existing
building for an adult day care center.
Based on the square footage of the building, the day care will have a maximum
enrollment of one hundred (100) clients, with fifteen (15) employees. Days and
hours of operation are proposed as Monday — Friday, 7:00 am — 7:00 pm.
Signage will consist of wall signs on the north and west facades, facing 11th and
Cumberland Streets. Lettering on the windows will indicate hours of operation
and services offered only. The dumpster will be kept in the rear portion of the
building which is accessed by a garage door. On trash pick-up days, the
dumpster will be rolled out for pick-up and rolled back in. This is the method that
has been used historically for trash pick-up at this site. The existing awnings on
the north and west fagade will be repaired. These awnings extend into the public
right-of-way and a franchise will be obtained from the City to allow them to
remain and be repaired. Planters will be placed along Cumberland Street, on the
sidewalks. A franchise will be requested for the planters. Trees will be placed in
the planters which comply with the acceptable planting list prepared by the City.
The day care will occupy 5,000 square feet of the 6,500 square foot building.
The remaining area will serve as corporate office space for the applicant's
company that operates the day care.
On May 8, 2006, the Historic District Commission approved the applicant's plan
for reuse of this site. The Commission specifically approved the signage plan
and the proposed new door on the north side of the building, at the drop-off area.
The approval specified the type, size and location of the two wall signs. The
Commission required that the fagade of the building be repaired where the
existing signage is located after that signage is removed.
The site has a nonconforming parking arrangement. This 6,500 square foot
building would require twenty-one (21) on-site parking spaces as a commercial
use. There is no on-site parking. The proposed new use will require twenty-five
(25) parking spaces. There is an off -set drop-off space and parking along the
11th Street perimeter. Additional parking is available on street, along
Cumberland and 11th Streets. The owner/applicant lives one block north of the
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May 25, 2006
ITEM NO.: A(Cont.)FILE NO.: Z-7992
site. His home occupies a larger tract and he proposes to park up to four (4)
employees at this site. The majority of the traffic to the site will be for drop-off
and pick-up of clients.
Staff is supportive of the applicant's proposal for reuse of this building. The
proposed use should prove to be compatible with the neighborhood. There are
no outside activity areas or evening and weekend activities. The Original City of
Little Rock Bill of Assurance does not address use issues. To staffs knowledge,
there are no outstanding issues. The applicant has responded to staff issues
raised at Subdivision Committee and reflected in the analysis above.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit 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. A franchise must be obtained for the awnings and planters which are located
in the right-of-way.
3. Compliance with the plans and conditions approved by the Little Rock Historic
District Commission.
4. Dumpster pick up must be during typical business hours; not prior to 7:00 am
nor later than 7:00 pm.
Staff recommends approval of the parking variance.
STAFF UPDATE:
On February 15, 2006, the applicant requested deferral of the item. The
applicant is preparing responses to the issues raised at Subdivision Committee.
Staff recommends deferring the item to the April 13, 2006 agenda.
PLANNING COMMISSION ACTION: (MARCH 2, 2006)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had requested deferral of the item.
The item was placed on the Consent Agenda and approved for deferral to the
April 13, 2006 Agenda. The vote was 10 ayes, 0 noes and 1 absent.
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May 25, 2006
ITEM NO.: A (Cont.) FILE NO.: Z-7992
STAFF UPDAT
On March 27, 2006, the applicant requested deferral of this item. Staff
recommends deferring the item to the May 25, 2006 Agenda.
PLANNING COMMISSION ACTION: (APRIL 13, 2006)
The applicant was not present. There were no objectors present. Staff informed
the Commission that the applicant had requested deferral of the item. There
was no further discussion.
The item was placed on the Consent Agenda and deferred to the May 25, 2006
Agenda by a vote of 8 ayes, 0 noes and 3 absent.
LANNING COMMISSION ACTION: (MAY 25, 2006)
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. There was no further
discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 7 ayes, 0 noes and 4 absent.
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