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HomeMy WebLinkAboutZ-8312 Staff AnalysisFebruary 28, 2008 ITEM NO.: 7 FILE NO.: Z-8312 NAME: Glory Divine Christian Academy Day Care Center — Conditional Use Permit LOCATION: 2824 John Barrow Road OWNER/APPLICANT: Chris Megee/Tom Megee, Felicia Hill, Fateema Smith PROPOSAL: A conditional use permit is requested to allow use of the existing building on this MF-24 zoned site for a day care center. SITE LOCATION: The property is located on the west side of John Barrow Road, at 29th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property fronts onto John Barrow Road, an arterial street that bisects the John Barrow neighborhood. The property is located at the northern edge of the residential neighborhood and serves as a transition to the more intensive uses located to the north. A recently approved PD-R for a duplex residential development is located to the west. A Mixed Use PCD development is proposed adjacent to the north. Six lots of MF-24 zoned property (owned by this same property owner) separate the proposed day care from the commercial component of the Mixed Use PCD. Vacant residential property is located to the south and east. The proposed use is appropriate for this site. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow and Twin Lakes Neighborhood Associations were notified of this proposal. 3. ON SITE DRIVES AND PARKING: Gravel parking areas are located both in front and behind the building. Access is off of John Barrow Road and West 29th Street. The applicants are requesting a 24-month deferral of the paving requirement to allow continued use of the gravel parking. Staff supports the deferral. The day care is proposed to have an enrollment of 77 children with 10 employees, requiring 17 on -site parking spaces. The proposed site plan indicates constructing new parking to replace the gravel parking areas. February 28, 2008 ITEM NO.: 7 (Cont.) FILE NO.: Z-8312 The new parking lots will contain 18 spaces with additional room to add more parking if needed. 4. SCREENING AND BUFFERS: 5 Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The zoning buffer ordinance requires an average thirteen foot (13) wide street buffer and in no case less than nine (9) along both John Barrow Road and Ludwig Streets. The zoning buffer ordinance requires an average seventeen foot (17') wide street buffer and in no case less than nine foot (9) along 29th Street. The landscape ordinance requires a nine foot wide (9) landscape perimeter around the sites entirety. A variance from this minimal amount will require a variance from the City Beautiful Commission prior to the issuance of a building permit. Street trees are recommended. An automatic irrigation system to water landscaped areas will be required. Upon paving of this site the parking lot must comply with the parking ordinance, the buffer ordinance and the landscape ordinance. PUBLIC WORKS COMMENTS: 1. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way forty-five (45) feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that W. 29th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. 3. A twenty (20) foot radial dedication of right-of-way is required at the intersection of John Barrow Road and W. 29th Street. 4. Per the Boundary Street Ordinance, if the property is redeveloped or further developed in the future, construct one-half street improvements to W. 29th Street including 5-foot sidewalks in conformance with the Master Street Plan. 2 February 28, 2008 ITEM NO.: 7 (Cont. 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. FILE NO.: Z-8312 Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: May require fire sprinklers and fire hydrant. Contact Captain Dennis Free at Little Rock Fire Department; Phone # 918-3757. County Planning: No comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT (FEBRUARY 7, 2008) The applicants were present. Staff presented the item and noted additional information was needed regarding signage, fencing and site lighting. The applicants had a "work in progress" site plan. They were advised to submit a complete site plan to staff. Public Works, Utility and Landscape Comments were discussed. The applicants were advised to meet with those reviewing agencies if there were questions. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The MF-24 zoned property located at 2824 John Barrow Road is currently occupied by a one-story, 4,000± square feet, frame, non-residential structure and gravel parking areas. The building has a history of non-residential use and until recently was occupied by a building contractor. The applicants are requesting approval of a conditional use permit to allow use of the building for a day care center. A deferral of the paving requirement is requested for 24 months to allow continued use of the gravel parking areas. 4 February 28, 2008 ITEM NO.: 7 (Cont.) FILE NO.: Z-8312 The day care center is proposed to have an enrollment of 77 children, ages 6 weeks to 12 years. The business is proposed to have 10 employees. Days and hours of operation are proposed as Monday through Friday, 6:00 a.m. to 12:00 a.m. A fenced playground is to be located adjacent to the north side of the building. There will be lighting at the building's entrances and any parking lot lighting will be shielded downward and into the site. Signage will consist of wall signs on the east and south facades and a single ground sign not to exceed 6 feet in height and 64 square feet in area. No dumpster is shown. Any dumpster or trash area must be enclosed by screening and located to the rear of the building. The proposed site plan indicates parking lots in front of and behind the building. Required landscape areas and right-of-way dedication have been indicated. Existing natural vegetation should provide the required buffer on the west perimeter. The day care is proposed to occupy the south 6 lots of this block. The north 6 lots are owned by the same property owner. Although the required 9 foot landscape strip is provided along the north edge of the proposed parking areas, the full buffer width of 17 feet is not met. Additionally, the playground area is located within the buffer. Staff supports a reduction in the buffer in light of the common ownership and the nonconforming status of both properties. When this site is developed with the new parking and landscaping, a 6-foot wood privacy fence should be installed along the north perimeter to provide screening. To staff's knowledge, there are no outstanding issues. The applicant responded to issues raised at Subdivision Committee as reflected in the analysis above. The 1907 bill of assurance for John Barrow Addition does not address use issues. 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. Any dumpster/trash collection area is to be located behind the building and screened to comply with code. Staff recommends approval of the reduced buffer width subject to a 6-foot tall opaque wood fence being installed along the north perimeter of the site at the time the new parking and landscaping are installed. Staff recommends approval of a 24-month deferral of the paving requirement to allow continued use of the existing gravel parking areas. 4 February 28, 2008 ITEM NO.: 7 (Cont.) FILE NO.: Z-8312 PLANNING COMMISSION ACTION: (FEBRUARY 28, 2008) The applicant was present. The Chairman asked if there were any persons present opposed to the application, having one (1) card in opposition. There were no objectors present. Staff presented the item with a recommendation of approval. There was a motion to approve the application, as recommended by staff. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was approved. 5