HomeMy WebLinkAboutZ-8280 Staff AnalysisDecember 6, 2007
ITEM NO.: 8 FILE NO.: Z-8280
NAME: Ewing -Butler Day Care Center —
Conditional Use Permit
LOCATION: 3523 West 12th Street
OWNER/APPLICANT: Jack Bennett/Nicole Ewing and Therman Butler
PROPOSAL: A conditional use permit is requested to allow
conversion of this R-3 zoned residence into a day
care center for 35 children with 4 employees.
1. SITE LOCATION:
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The property is located on the south east corner of West 12th and
Valentine Streets.
COMPATIBILITY WITH NEIGHBORHOOD:
The property fronts onto an arterial street in an area of mixed uses and
.zoning. An R-5 zoned transitional living facility is located to the west. R-3
zoned properties containing a variety of housing types are located in the
larger area around the site. C-3 zoned properties are located to the east
and contain a variety of uses, including a plumbing contractor's facility.
With attention given to proper screening, landscaping and parking design,
the proposed use should be compatible with uses in the area.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Pine to Woodrow and
Stephens Area Faith Neighborhood Associations were notified of the
proposal.
ON SITE DRIVES AND PARKING:
A day care center with a capacity of 35 children and 4 employees requires
7 on -site parking spaces. The applicant proposes to place 4 parking
spaces at the rear of site, taking access off of the alley. Two additional
spaces are available, utilizing the existing driveway off of West 12ffi Street.
4. SCREENING AND BUFFERS:
Compliance with the City's Landscape and Buffer Ordinances is required.
A 6.9' landscaped buffer is required on both the east and west perimeters
of the new parking area. A 6.9' landscaped buffer is required on the east
side of the playground. A 6' tall, opaque screen is required along the
December 6, 2007
ITEM NO.: 8 (Cont.
FILE NO.: Z-8280
property's east perimeter. The screen may be either a solid wood fence
built with the finished side facing out or dense evergreen plantings.
5. PUBLIC WORKS COMMENTS:
1. West 12t" Street is classified on the Master Street Plan as a minor
arterial with special design standards. A dedication of right-of-way 35
feet from centerline will be required.
2. Dedicate right-of-way to 25 feet from centerline on Valentine Street.
3. Dedication of right-of-way is required to a total width of 20 feet for the
alley.
4. With site development or prior to issuance of city permits, provide
design of street conforming to the Master Street Plan. Construct
one-half street improvement to Valentine Street including 5-foot
sidewalks with planned development.
5. A 10-foot radial dedication of right-of-way is required at the intersection
of Valentine Street and the alley.
6. Pave alley to a width of twenty (20) feet along the entire frontage for
vehicle access -to the property.
6- UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this property.
Entergy: No comment received.
CenterPoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: Contact Central Arkansas Water if larger and/or additional
meter(s) are -required.
Fire Department: Place and install fire hydrants per Code. Sprinklers may
be required. Contact Captain Dennis Free at Little Rock Fire
Department; Phone #918-3757.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
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December 6, 2007
ITEM NO.: 8 (Cont.
FILE NO.: Z-8280
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 1, 2007)
The applicants were not present. Staff presented the item and stated they would
meet with the applicants to discuss any issues. Staff noted there was additional
information needed including days and hours of operation, signage, fencing, site
lighting and dumpster location. Staff noted the site plan needed to be modified to
provide required landscaping and screening and to show proper parking stall
depth and maneuvering.
Public Works and Landscape Comments were noted as were comments from the
other reviewing agencies. It was noted that improvements would need to be
made to Valentine Street and the alley.
The Committee then forwarded the item to the full Commission.
STAFF ANALYSIS:
The R-3 zoned lot located at 3523 West 12t" Street is currently occupied by a
one-story, frame residential structure.. A single -wide driveway off of West 12t"
Street leads to the footing of a garage structure that has been removed from the
property. An alley is located to the rear of1he lot and S. Valentine Street is
adjacent to the west.
The applicants are requesting approval of a conditional use permit to allow use of
the structure for a day care center with a.n enrollment of 35 children, with 4
employees. Days and hours of operation are proposed as Monday through
Friday, 6:00 a.m. to 6:00 p.m. Signage will consist only of wall signs on the north
and west facades. A playground area will be located behind the building. A six-
foot tall privacy fence will be installed along the east perimeter of the site.
Additional fencing will surround the playground. The playground will only be
used during daylight hours. Site lighting,will consist of security lighting mounted
on each corner of the building. No dumpster is proposed. The existing driveway
off of West 12t" Street will be used as a handicap parking space. One employee
space can be located in front of the handicap space.
The alley will be widened to 20 feet in width to provide access off of Valentine
Street to four paved parking spaces to be built at the rear of the lot. Landscaping
will be installed on each perimeter of the new parking as required by the
Landscape Ordinance.
Valentine Street is extremely substandard and must be improved and widened in
conjunction with this proposal. Once the street is widened, there will be room for
several vehicles to park adjacent to the property. A day care for 35 children with
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December 6, 2007
ITEM NO_: 8 (Cont.
FILE NO.: Z-8280
4 employees requires 7 on -site parking spaces. The applicants will be able to
provide 6 spaces on -site; 4 at the rear of the property and 2 stacked spaces at
the front. Since there will be space to park along the widened Valentine Street,
staff can support a variance to allow a reduction in on -site parking of 1 space.
The applicant responded to issues raised at Subdivision Committee as reflected
on the analysis above. The 1890 Bill of Assurance does not address use issues.
The proposed use is appropriately located and staff is supportive of the
application. To staffs knowledge, there are no outstanding issues.
AFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report and subject to all drop-off/pick-up of children taking place utilizing the on -
site parking spaces.
Staff recommends approval of a parking variance to allow two stacked spaces on
the driveway off of Vilest 12th Street and to allow 1 less on -site parking space
than required by the Code subject to Valentine Street being improved to Master
Street Plan Standards.
PLANNING COMMISSION ACTION:
(DECEMBER 6, 2007)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as 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 11 ayes, 0 noes
and 0 absent.
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