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HomeMy WebLinkAboutZ-8415 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS OCTOBER 23, 2008 ITEM NO.: 8. G & K DAY CARE CENTER CONDITIONAL USE PERMIT 9624 BASELINE ROAD Z-8415 Planning Staff Comments: l . Provide copy of Bill of Assurance for Winston Subdivision, Section "A". 2. Provide information on building height and design. 3. Provide signage plan. 4. Locate playground area. 5. Locate and describe fencing. 6. Locate dumpster/trash collection area and required screening. 7. Locate site lighting; must be shielded downward and directed into site. 8. Use of playground should be limited to daylight hours only. 9. Maximum enrollment proposed is forty-nine (49) children; provide number of employees. Variance/Waivers: • None requested. Public Works: A twenty (20) foot radial dedication of right-of-way is required at the intersection of Baseline Road and Winston Drive. Baseline 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. Due to the proposed use of the property, the Master Street Plan specifies that Winston Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. At time of site development, provide design of street conforming to the Master Street Plan. Construct one- half street improvement to Baseline Road including 5-foot sidewalks with planned development. At time of development, sidewalks with appropriate handicap ramps are required on Winston Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. At time of development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. At time of development, close old curb cut on Winston Drive. At time of development, obtain permits for improvements within State Highway right-of-way from AHTD, District VI. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water Works regarding the size and location of the water meter(s) CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: Development of the site must comply with the City's buffer and landscape ordinances. A nine (9) foot wide Land Use buffer is required on the site's north and east perimeter where adjacent to R-2, Single Family zoned properties. A minimum of seventy 70% of the buffer must remain undisturbed. Screening is required on the site's north and east perimeter where adjacent to R-2, Single Family properties. Screening should be a six (6) foot tall opaque wood fence built with the finished side facing the abutting properties. A nine (9) foot wide, landscaped, street buffer is required on the site's south and west perimeters. The current plan does not provide the required landscape strip depth on these perimeters. Other: Submit responses to staff issues and four (4) copies of revised site plan (if necessary) to staff no later than Wednesday October 29, 2008. Required notification must be completed by October 29, 2008 and proof of notice returned to staff by November 7, 2008. ITEM #8 SUBDIVISION COMMITTEE COMMENTS: (OCTOBER 23, 2008) Matthew Sego was present, representing the application. Staff briefly described the proposed conditional use permit, noting that additional information was needed for the application. Staff noted that a Bill of Assurance was needed. Staff also stated that information relating to building height and design, signage, playground area, fencing, trash collection, site lighting and number of employees needed to be provided. Mr. Sego noted that the additional information would be provided. Vince Floriani, of Public Works, explained the required right-of-way dedication and street improvements. Staff explained that the property survey needed to be updated to provide the centerlines of Baseline Road and Winston Drive, to determine if the additional right-of-way dedication had an effect on the proposed site plan. Staff also reviewed the required landscape and buffer requirements. Staff noted that the site plan needed to include the required buffers, landscaped areas and screening. After the discussion, the Committee forwarded the application to the full Commission for final action. November 13, 2008 ITEM NO.: 8 FILE NO.: Z-8415 NAME: G & K Day Care Center — Conditional Use Permit LOCATION: 9624 Baseline Road OWNER/APPLICANT: G. & K. Home Solutions/Terry Burruss, Architect PROPOSAL: A conditional use permit is requested to allow for construction of a new day care center and associated parking on this R-2 zoned lot. 1. 2 SITE LOCATION: The property is located on the northeast corner of Baseline Road and Winston Drive, just north of 1-30. COMPATIBILITY WITH NEIGHBORHOOD: The site fronts onto an arterial street in an area of mixed zoning and uses. An area of R-2 zoned, single family residences extends north of the site. An apartment development (also owned by this applicant) is located across Winston Drive to the west. What appears to be a vacant residential structure is located to the east and the large, AHTD campus is just beyond to the east. The C-3 zoned property to the south contains a mobile home park and several commercial uses. With proper attention given to landscaping the site and screening adjacent to the residential property, the use should be compatible with the neighborhood. All owners of properties located within 200 feet of the site; all residents within 300 feet who could be identified and the SWLR United for Progress and Town and Country Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The day care center is proposed to have 4 employees with a maximum enrollment of 49 children, requiring 8 on -site parking spaces. The applicant is proposing a single driveway off of Winston Drive. Four on -site parking spaces will be provided for use by those dropping -off or picking up children. The four employee spaces will be provided on the November 13, 2008 ITEM NO.: 8 (Cont. FILE NO.: Z-8415 apartment complex parking lot located across Winston Drive to the west. Both sites are owned by the applicant. 4. SCREENING AND BUFFERS: Development of the site must comply with the City's buffer and landscape ordinances. A nine (9) foot wide Land Use buffer is required on the site's north and east perimeter where adjacent to R-2, Single Family zoned properties. A minimum of seventy 70% of the buffer must remain undisturbed. Screening is required on the site's north and east perimeter where adjacent to R-2, Single Family properties. Screening should be a six (6) foot tall opaque wood fence built with the finished side facing the abutting properties. A nine (9) foot wide, landscaped, street buffer is required on the site's south and west perimeters. The current plan does not provide the required landscape strip depth on these perimeters. 5. PUBLIC WORKS COMMENTS: 1. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Baseline Road and Winston Drive. 2. Baseline 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. 3. Due to the proposed use of the property, the Master Street Plan specifies that Winston Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. 4. At time of site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Baseline Road including 5-foot sidewalks with planned development. 5. At time of development, sidewalks with appropriate handicap ramps are required on Winston Drive in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 6. At time of development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. At time of development, close old curb cut on Winston Drive. 2 November 13, 2008 O.: 8 (Cont. FILE NO.: Z-8415 8. At time of development, obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water Works regarding the size and location of the water meter(s). The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. Fire Department: No comments received. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENTS: (OCTOBER 23, 2008) Matthew Sego was present, representing the application. Staff briefly described the proposed conditional use permit, noting that additional information was needed for the application. Staff noted that a Bill of Assurance was needed. Staff also stated that information relating to building height and design, signage, playground area, fencing, trash collection, site lighting and number of employees needed to be provided. Mr. Sego noted that the additional information would be provided. Vince Floriani, of Public Works, explained the required right-of-way dedication and street improvements. Staff explained that the property survey needed to be updated to provide the centerlines of Baseline Road and Winston Drive, to determine if the additional right-of-way dedication had an effect on the proposed site plan. Staff also reviewed the required landscape and buffer requirements. Staff noted that the site plan needed to include the required buffers, landscaped areas and screening. 3 November 13, 2008 ITEM NO.: 8 (Cont. FILE NO.: Z-8415 After the discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for construction of a day care center on the R-2 zoned lot located at 9624 Baseline Road. The owners of this property also own the apartments to the west and feel that a day care center at this location will not only serve the neighborhood in general but also provide a much needed service to the single parents residing in the apartments. The day care center is proposed to have a maximum enrollment of 49 children, with 4 employees. The applicant proposes to construct a one-story, 2,188 square foot building on the vacant lot. The building will be residential in character, with a masonry exterior and sloped roof. The maximum roof height will be 20 feet. A 6-foot tall, chainlink fence will enclose a playground area to be located behind the building. A 6-foot tall opaque wood fence will be placed along the east and north perimeters where the abutting properties are zoned residential. Signage will consist of a single, 64 square foot, 6-foot tall monument style ground sign. Wall signs are permitted on the west and south facades of the building, facing the abutting streets. Days and hours are proposed as 6:00 a.m. to 6:00 p.m., Monday through Friday. No dumpster will be placed on the site. The dumpster at the apartment complex, also owned by the applicant, will be used, if necessary. The bill of assurance for Winston Subdivision was amended in 1968 to allow use of this lot for multifamily or quiet business uses. A day care center with an enrollment of 49 children, with 4 employees requires 8 on -site parking spaces. The site plan submitted by the applicant proposes 4 parking spaces on -site. The applicant proposes to make those 4 spaces available for parents dropping -off or picking -up children. The applicant also owns the apartment complex across Winston Drive. He proposes to have the 4 employees park on the apartment property. The apartment complex consists of 63 one -bedroom apartment units. The site contains 69 parking spaces. The applicant contends that 15 to 20 of the parking spaces are vacant due to number of persons residing in the complex and the lack of vehicle ownership by some of the residents. The Zoning Ordinance requires 1 '/z parking spaces per apartment, regardless of the number of bedrooms. Staff believes it is reasonable to allow 4 parking spaces to be used by employees of the day care center, since all of the apartments are one -bedroom units and will likely generate lesser parking needs than a development that contained two and three bedroom units. 2 November 13, 2008 ITEM NO.: 8 (Cont.) FILE NO.: Z-8415 As long as the day care center and apartment development remain under common ownership, the shared parking arrangement should work. As a part of the day care request, the applicant is proposing to restripe the existing apartment parking lot, to screen the two dumpsters on the apartment complex to comply with code, to improve the entry drives and to provide additional landscaping on the apartment property. These improvements, combined with the landscaping associated with the day care, will visually improve the entry to the Winston Subdivision. Required right-of-way for Winston Drive is in place. Right-of-way in place for Baseline Road is currently 50 feet from the centerline. The Master Street Plan requires 55 feet from centerline, for a total of 110 feet. The applicant will dedicate the required right-of-way. There will still be sufficient space to comply with zoning building setbacks and landscape/buffer ordinance requirements without any variances. To staffs knowledge, there are no outstanding issues. The property is located on an arterial street, at the edge of the residential neighborhood, in an area of mixed uses. The proposed use appears appropriate for the site. AFF 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. Use of the playground is to be limited to daylight hours. 3. Any site lighting is to be shielded, directed downward and into the site. 4. Use of the building as a day care center is tied to common ownership of this site and the apartment property across Winston Drive to the west. If either property is sold apart from the other, the site must be returned to the Planning Commission for review and approval to continue its use as a day care center. A covenant regarding the shared parking is to be created and filed of record with the County Clerk prior to issuance of a building permit. Staff recommends approval of the variance to allow reduced on -site parking. 5 November 13, 2008 ITEM NO.: 8 (Cont. 9111:80161 i' : j PLANNING COMMISSION ACTION: (NOVEMBER 13, 2008) 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, 2 absent and 2 open positions.