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HomeMy WebLinkAboutZ-8337 Staff AnalysisFILE NO.: Z-8337 NAME: Ms. Bertha's Child Care Center Short -form PCD LOCATION: Located at 8215 Colonel Glenn Road DEVELOPER: Ed Jordan 8215 Colonel Glenn Road Little Rock, AR 72204 FNr;INFFR- White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AR(-HITFr.T- Williams and Dean Associated Architects 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 AREA: 0.68 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-2, Single-family and 0-3, General Office District Daycare center and Barbershop PCD Daycare center and Barber shop VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND. - On October 3, 2002, the Little Rock Planning Commission approved a Conditional Use Permit for two of the three proposed properties. The property located at 8213 Colonel Glenn Road was zoned 0-3, General Office District and was approved for the placement of a barbershop. The property located at 8215 Colonel Glenn Road was zoned R-2, Single-family and approved for the placement of a day care center to serve FILE NO.: Z-8337 (Co up to 20 children and two employees. The properties were to have shared access and parking. A total of nine parking spaces were proposed for the two uses. The hours of operation for the daycare center were from 7:30 am to 5:30 pm Monday through Friday. The barbershop was proposed with four employees and would operate by appointment from 8:00 am to 6:30 pm seven days per week. On June 7, 2007, the Little Rock Planning Commission approved a Conditional Use Permit for the third property located at 8211 Colonel Glenn Road. The approval was to convert an existing single-family residence on this R-2, Single-family zoned lot into a daycare center to serve 30 students with three employees. The site plan indicated the construction of six parking spaces. The hours of operation proposed were from 8:00 am to 5:30 pm Monday through Friday. A. PROPOSAL/REQUEST: The owners now propose to expand the daycare facility. The proposal is to allow a building expansion of 2,280 square feet which will allow a maximum enrollment of 72 children. The staff required for the completed facility will be eight, per the state licensing requirement. The building expansion is proposed on the western most building (the property located at 8211 Colonel Glenn Road). B. EXISTING CONDITIONS: The property is located in an area of mixed zoning and uses, along an arterial street. Single-family residences are located across Colonel Glenn Road to the north and beyond the alley to the south. Vacant lots and a single-family residence are located to the west. A PCD was approved for a beauty salon to the east accessed from Marborough Street. Other uses in the area include a mobile home park, a former lumberyard and a church. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association and the Westwood Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENT UBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways must have a minimum spacing of 300 feet between driveways and 150 feet from property lines. 2 FILE NO.: Z-8337 (Cont. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Close all old curb cuts. 7. Provide traffic signage for proper vehicle circulation on the property. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Fire sprinklers maybe required. Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. Coun!y Planning: No comment. CATA: The site is located on CATA Route # 14 — the Rosedale Route, F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development to allow the existing daycare to expand with a maximum of 72 children and 8 staff. The request does not require a change to the Land Use Plan. 3 FILE NO.: Z-8337 (Cont. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial with reduced design standards. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: This area is covered by the Westwood Pecan Lake Stagecoach Neighborhood Action Plan. Their Zoning and Land Use Goal states: "Oppose the conversion of R-2 properties within the Pecan Lake subdivision." Landscape: 1. Site plan must comply with the City's minimal landscape ordinance requirements. 2. Landscaping will be required in conjunction with the new on site parking lot. 3. Property to the south is zoned residential, therefore, the zoning ordinance requires average seven foot (7') foot wide land use buffers along the perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. However, if there are no existing trees in this area, additional trees and shrubs must be planted to meet this minimal ordinance requirement. Easements cannot count toward fulfilling this requirement. 4. 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 southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. An automatic irrigation system to water landscaped areas will be required. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) Mr. Gary Dean of Williams and Dean Architects was present representing the request. Staff presented the item stating there were a number of technical issues associated with the request in need of addressing. Staff requested Mr. Dean provide details of the proposed signage including ground mounted signage and building signage. Staff also requested Mr. Dean provide the location of proposed dumpsters and the hours of service for the dumpster facilities. Staff stated the M FILE NO.: Z-8337 (Cont. site lighting must be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated the western drive should be removed and the existing parking redesigned to allow circulation through the site. Staff stated the proposed drop off lane should be removed due to it providing poor vehicle circulation and the crossing of vehicle traffic coming into the site parking lot. Staff stated all old curb cuts were to be removed. Staff requested the applicant provide traffic signage for proper vehicle circulation on the property. Landscaping comments were addressed. Staff stated the playground should be moved closer to the building to eliminate the risk of a child crossing the parking lot. Staff stated screening would be required along the southern perimeter of the site adjacent to the residentially zoned and used property. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS - The applicant submitted a revised site plan addressing a number of the concerns raised at the April 17, 2008, Subdivision Committee meeting. The applicant has met with staff concerning the proposed drop off location. Staff feels the drive as indicated allowing the western most drive to serve as the means of ingress and allowing the center drive as egress to the site will allow for adequate circulation through the site. According to the applicant building signage will comply with the typical ordinance standards for a commercial development or a maximum of ten percent of the facade area. The applicant has also indicated any ground mounted signage will comply with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The development is proposed as a daycare facility with a maximum enrollment of 72 children. The ordinance typically requires a minimum of one space per administrator, teacher and employee on the largest shift plus one space per facility vehicle plus one space per ten persons of licensed capacity. There are eight staff, one administrator and no vehicles of the daycare. Seventeen spaces would typically be required to serve the daycare. The site plan indicates the placement of fourteen parking spaces. Staff is supportive of the parking as proposed. The center will utilize a double stack drop-off. Should a parent need to park and go into the building staff feels there is adequate parking available. The revised site plan has not indicated the placement of a dumpster facility. Staff recommends if a dumpster facility is located on the site the adjoining single-family homes be taken into consideration when placing the dumpster. Staff also recommends the hours of service be limited to daylight hours to lessen the impact of the dumpster on the adjoining single-family homes. 5 FILE NO.: Z-8337 (Cont.) Staff is supportive of the request. The site has historically been used as a daycare center and the applicant is proposing to increase the number of allowed clients. Although the available parking does not meet the typical ordinance standard staff does not feel the reduced number of spaces will cause any adverse impact on the development or adjoining properties. To staffs knowledge there are no outstanding technical issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the dumpster placement be sensitive to the adjoining single-family residences and the hours of dumpster service be limited to daylight hours. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were registered objectors present. Staff stated the applicant failed to provide staff with a revised site plan addressing comments and concerns raised at the April 17, 2008, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the June19, 2008, public hearing. There was no further discussion of the item. The commission voted to approve the item for deferral on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: There has been no contact with the applicant since the previous public hearing. Staff continues to await responses from the Subdivision Committee comments raised at the Committee meeting on April 17, 2008. Staff recommends deferral of this item to the August 7, 2008, public hearing. PLANNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was not present. Staff presented the item stating there had been no contact with the applicant since the previous public hearing. Staff stated they continued to await responses from the Subdivision Committee comments raised at the Committee meeting on April 17, 2008. Staff presented a recommendation of deferral of this item to the August 7, 2008, public hearing. There was not further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A FILE NO.: Z-8337 (Cont. PLANNING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the dumpster placement be sensitive to the adjoining single-family residences and the hours of dumpster service be limited to daylight hours. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. i7 August 7, 2008 ITEM NO.: B FILE NO.: Z-8337 NAME: Ms. Bertha's Child Care Center Short -form PCD LOCATION: Located at 8215 Colonel Glenn Road DEVELOPER: Ed Jordan 8215 Colonel Glenn Road Little Rock, AR 72204 FNGINFFR, White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 ARrHITFC:T- Williams and Dean Associated Architects 18 Corporate Hill Drive, Suite 210 Little Rock, AR 72205 AREA: 0.68 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-2, Single-family and 0-3, General Office District ALLOWED USES: PROPOSED ZONING PROPOSED USE Daycare center and Barbershop PCD Daycare center and Barber shop VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND. - On October 3, 2002, the Little Rock Planning Commission approved a Conditional Use Permit for two of the three proposed properties. The property located at 8213 Colonel Glenn Road was zoned 0-3, General Office District and was approved for the placement of a barbershop. The property located at 8215 Colonel Glenn Road was zoned R-2, Single-family and approved for the placement of a day care center to serve up to 20 children and two employees. The properties were to have shared access and August 7, 2008 SUBDIVISION ITEM NO.: B (Cont. parking. A total of nine parking spaces were proposed for the two uses. The hours of operation for the daycare center were from 7:30 am to 5:30 pm Monday through Friday. The barbershop was proposed with four employees and would operate by appointment from 8:00 am to 6:30 pm seven days per week. On June 7, 2007, the Little Rock Planning Commission approved a Conditional Use Permit for the third property located at 8211 Colonel Glenn Road. The approval was to convert an existing single-family residence on this R-2, Single-family zoned lot into a daycare center to serve 30 students with three employees. The site plan indicated the construction of six parking spaces. The hours of operation proposed were from 8:00 am to 5:30 pm Monday through Friday. A. PROPOSAL/REQUEST: The owners now propose to expand the daycare facility. The proposal is to allow a building expansion of 2,280 square feet which will allow a maximum enrollment of 72 children. The staff required for the completed facility will be eight, per the state licensing requirement. The building expansion is proposed on the western most building (the property located at 8211 Colonel Glenn Road). B. EXISTING CONDITIONS: The property is located in an area of mixed zoning and uses, along an arterial street. Single-family residences are located across Colonel Glenn Road to the north and beyond the alley to the south. Vacant lots and a single-family residence are located to the west. A PCD was approved for a beauty salon to the east accessed from Marborough Street. Other uses in the area include a mobile home park, a former lumberyard and a church. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the John Barrow Neighborhood Association and the Westwood Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. K August 7, 2008 SUBDIVISION oil FILE NO.: Z-8337 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways must have a minimum spacing of 300 feet between driveways and 150 feet from property lines. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Close all old curb cuts. 7. Provide traffic signage for proper vehicle circulation on the property. 8. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 9. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Fire sprinklers maybe required. Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Route # 14 — the Rosedale Route. 3 August 7, 2008 SUBDIVISION ITEM NO_: B (Cont.) FILE NO.: Z-8337 F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development to allow the existing daycare to expand with a maximum of 72 children and 8 staff. The request does not require a change to the Land Use Plan. Master Street Plan: Colonel Glenn Road is shown as a Principal Arterial with reduced design standards. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: This area is covered by the Westwood Pecan Lake Stagecoach Neighborhood Action Plan. Their Zoning and Land Use Goal states: "Oppose the conversion of R-2 properties within the Pecan Lake subdivision." Landscape: 1. Site plan must comply with the City's minimal landscape ordinance requirements. 2. Landscaping will be required in conjunction with the new on site parking lot. 3. Property to the south is zoned residential, therefore, the zoning ordinance requires average seven foot (7') foot wide land use buffers along the perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. However, if there are no existing trees in this area, additional trees and shrubs must be planted to meet this minimal ordinance requirement. Easements cannot count toward fulfilling this requirement. 4. 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 southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 5. An automatic irrigation system to water landscaped areas will be required. CI August 7, 2008 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-8337 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on tree covered sites. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (April 17, 2008) Mr. Gary Dean of Williams and Dean Architects was present representing the request. Staff presented the item stating there were a number of technical issues associated with the request in need of addressing. Staff requested Mr. Dean provide details of the proposed signage including ground mounted signage and building signage. Staff also requested Mr. Dean provide the location of proposed dumpsters and the hours of service for the dumpster facilities. Staff stated the site lighting must be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated the western drive should be removed and the existing parking redesigned to allow circulation through the site. Staff stated the proposed drop off lane should be removed due to it providing poor vehicle circulation and the crossing of vehicle traffic coming into the site parking lot. Staff stated all old curb cuts were to be removed. Staff requested the applicant provide traffic signage for proper vehicle circulation on the property. Landscaping comments were addressed. Staff stated the playground should be moved closer to the building to eliminate the risk of a child crossing the parking lot. Staff stated screening would be required along the southern perimeter of the site adjacent to the residentially zoned and used property. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan addressing a number of the concerns raised at the April 17, 2008, Subdivision Committee meeting. The applicant has met with staff concerning the proposed drop off location. Staff feels the drive as indicated allowing the western most drive to serve as the means of ingress and allowing the center drive as egress to the site will allow for adequate circulation through the site. According to the applicant building signage will comply with the typical ordinance standards for a commercial development or a maximum of ten percent of the fagade area. The applicant has also indicated any ground mounted signage will 5 August 7, 2008 RY1 : 9 \�169[0l,12l ITEM NO.: B (Cont.)__ FILE NO.: Z-8337 comply with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The development is proposed as a daycare facility with a maximum enrollment of 72 children. The ordinance typically requires a minimum of one space per administrator, teacher and employee on the largest shift plus one space per facility vehicle plus one space per ten persons of licensed capacity. There are eight staff, one administrator and no vehicles of the daycare. Seventeen spaces would typically be required to serve the daycare. The site plan indicates the placement of fourteen parking spaces. Staff is supportive of the parking as proposed. The center will utilize a double stack drop-off. Should a parent need to park and go into the building staff feels there is adequate parking available. The revised site plan has not indicated the placement of a dumpster facility. Staff recommends if a dumpster facility is located on the site the adjoining single-family homes be taken into consideration when placing the dumpster. Staff also recommends the hours of service be limited to daylight hours to lessen the impact of the dumpster on the adjoining single-family homes. Staff is supportive of the request. The site has historically been used as a daycare center and the applicant is proposing to increase the number of allowed clients. Although the available parking does not meet the typical ordinance standard staff does not feel the reduced number of spaces will cause any adverse impact on the development or adjoining properties. To staffs knowledge there are no outstanding technical issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the dumpster placement be sensitive to the adjoining single-family residences and the hours of dumpster service be limited to daylight hours. PLANNING COMMISSION ACTION: (MAY 8, 2008) The applicant was present. There were registered objectors present. Staff stated the applicant failed to provide staff with a revised site plan addressing comments and concerns raised at the April 17, 2008, Subdivision Committee meeting. Staff presented a recommendation the item be deferred to the June19, 2008, public hearing. There was no further discussion of the item. The commission voted to approve the item for deferral on the consent agenda by a vote of 9 ayes, 0 noes and 2 absent. N August 7, 2008 SUBDIVISION ITEM NO.: B (Cont1 FILE NO.: Z-8337 STAFF UPDATE: There has been no contact with the applicant since the previous public hearing. Staff continues to await responses from the Subdivision Committee comments raised at the Committee meeting on April 17, 2008. Staff recommends deferral of this item to the August 7, 2008, public hearing. NNING COMMISSION ACTION: (JUNE 19, 2008) The applicant was not present. Staff presented the item stating there had been no contact with the applicant since the previous public hearing. Staff stated they continued to await responses from the Subdivision Committee comments raised at the Committee meeting on April 17, 2008. Staff presented a recommendation of deferral of this item to the August 7, 2008, public hearing. There was not further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. NING COMMISSION ACTION: (AUGUST 7, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the dumpster placement be sensitive to the adjoining single-family residences and the hours of dumpster service be limited to daylight hours. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for Approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 11. Z-8337 NAME: Ms. Bertha's Child Care Center Short -form PCD LOCATION: located at 8215 Colonel Glenn Road Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than April 23, 2008. The Office of Planning and Development must receive the proof of notice no later than May 2, 2008. 2. Provide details of the proposed signage. Typical office signage is allowed 6-feet in height and 64 square feet in area. Typical commercial signage is allowed 36-feet in height and 160 square feet in area. 3. Provide details of the proposed building signage including location and percentage of facade area. 4. A minimum of 10 to 15 percent of the site is to be designated to landscape. Provide the percentage provide. 5. The ordinance typically prohibits the backing into service and access easements. 6. The site plan as presented does not appear to provide pedestrian connectivity. 7. Provide the percentage of building coverage, the percentage of landscaping and the percentage of paved area. 8. Daycare facilities are required parking at one space per administrator, teacher and employee on the largest shift plus one space per facility vehicle plus one space per 10.0 persons of license capacity. 9. Provide the days and hours of operation for the facility. 10. Provide details of any proposed fencing and screening materials along the southern perimeter. 11. The cover letter indicates 72 children and 8 staff. Will there be any center vehicles, vans located on the site? 12.Any site lighting must be low level and directional, directed downward and into the site not over spilling onto the adjacent residential uses. 13.A replat at the time of building permit will be required. 14. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster along with a note indicating the required screening. 15. Provide the hours of dumpster service. The site is located adjacent to residential uses. The hours should be limited to daylight hours. Neighborhood Associations Notified — John Barrow Neighborhood Association Westwood Neighborhood Association Variance/VVaivers: None requested. Item # 11. Public Works Conditions: 1. Colonel Glenn Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Driveways must have a minimum spacing of 300 feet between driveways and 150 feet from property lines. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Close all old curb cuts. 7. The proposed drop off lane should be removed due to it providing poor vehicle circulation and the crossing of vehicle traffic coming into the site parking lot. The western driveway should be removed. The center driveway should be an entrance only during drop off hours with vehicles continuing south through the parking lot to the rear of Lots 4 and 5 and then turning north toward Colonel Glenn on Lot 3. 8. Provide traffic signage for proper vehicle circulation on the property. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 10. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater; Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Fire sprinklers maybe required. Place and install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Plannin : No comment. CATA: The site is located on CATA Route # 14 — the Rosedale Route. Planning Division. This request is located in the Boyle Park Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Item # 11. Commercial Development to allow the existing daycare to expand with a maximum of 72 children and 8 staff. The request does not require a change to the Land Use Plan. Master Street Plan: Colonel Glenn Road is design standards. The primary function of and to connect major traffic generators o Entrances and exits should be limited to pedestrians on Colonel Glenn Road since require dedication of right-of-way and may and exits to the site. shown as a Principal Arterial with reduced Principal Arterial is to serve through traffic r activity centers within urbanized areas. minimize negative effects of traffic and it is a Principal Arterial. This street may require street improvements for entrances Bicycle Plan: There are no bike routes in this immediate vicinity. Neighborhood Action Plan: This area is covered by the Westwood Pecan Lake Stagecoach Neighborhood Action Plan. Their Zoning and Land Use Goal states: "Oppose the conversion of R-2 properties within the Pecan Lake subdivision." Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. It is recommend relocating the playground closer to the building eliminating the risk of a child crossing the parking lot. 3. Landscaping will be required in conjunction with the new on site parking lot. 4. Property to the south is zoned residential, therefore, the zoning ordinance requires average seven foot (7') foot wide land use buffers along the perimeter of the site. Seventy percent (70%) of this area is to remain undisturbed. However, if there are no existing trees in this area, additional trees and shrubs must be planted to meet this minimal ordinance requirement. Easements cannot count toward fulfilling this requirement. 5. Overall the design and circulation of the traffic is not working optimally. The site needs to have traffic pull to the center of the property and encourage pedestrians to vacate the vehicle in the rear of the property. I would recommend a sidewalk along the rear of the property. 6. 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 southern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 7. An automatic irrigation system to water landscaped areas will be required. 8. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, April 23, 2008. Item # 11.