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HomeMy WebLinkAboutZ-8551 Staff AnalysisJune 3, 2010 ITEM NO.: 11 NAMF' LOCATION: OWNER/APPLICANT FILE NO.: Z-8551 Pippins Adult Day Care Center — Conditional Use Permit 3819 Baseline Road Eugene and Christy Simon/Jameeka Pippins PROPOSAL: A conditional use permit is requested to allow for the use of the existing residential structure on this R-2 zoned, .97 acre tract as an adult day care center. 1. SITE LOCATION: The site is located on the south side of Baseline Road, approximately 800 feet west of Hilaro Springs Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located on an arterial street in an area of mixed zoning and uses. A day care center is adjacent to the west. A variety of residential, office and planned development zoned properties extend further to the west. Multifamily and an elementary school are located to the east. A variety of office and commercial uses and zoned properties are located along the north side of Baseline Road in this general area. Single family residences are located along Bruno Road to the south. Those residential properties are very deep, as is this property, providing adequate separation from the proposed day care center. The proposed use of the former veterinary clinic building as an adult day care center is 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 Upper Baseline and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The proposed day care is to have a maximum enrollment of eight clients with two employees, requiring 3 parking spaces. The property was previously occupied by a veterinary clinic and has a gravel and paved circular driveway with parking that will accommodate 5 to 6 vehicles. The applicant will pave the gravel portion of the driveway and will expand it slightly to accommodate additional parking and drop-off space. June 3, 2010 ITEM NO.: 11 (Cont.) FILE NO.: Z-855 4. SCREENING AND BUFFERS: Any new vehicular use areas will need to comply with the City's Landscape and Buffer Ordinances. 5. PUBLIC WORKS COMMENTS: Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. A dedication of right-of-way forty-five (45) feet from centerline may be required. The survey provided does not show the centerline of Baseline Road and staff can not determine if a dedication of right-of-way is required. A survey should be provided showing the centerline of the right-of-way of Baseline Road. 2. The western driveway should be signed one way in and the eastern driveway should be signed one way out. 3. The gravel area of the driveway should have hard paved with either asphalt or concrete. 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: NO OBJECTIONS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required. A Capital Investment Charge based on the size of meter connections(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon 2 June 3, 2010 ITEM NO.: 11 (Cont. FILE NO.: Z-8551 installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is located on a CATA Bus route. SUBDIVISION COMMITTEE COMMENT: (MAY 13, 2010) The applicant was present. Staff presented the item and noted little additional information was needed. The applicant was advised to submit a signage plan and to indicate any proposed fencing on the plan. Public Works and Utility Comments were noted. The applicant was advised to contact those agencies if there were any questions. In response to a question from the Committee, the applicant stated the State Licensing Authority did not require a full-time director for adult day care centers with less than 15 clients. She stated she would serve as director and would have 2 employees. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned, .92± acre lot located at 3819 Baseline Road is occupied by a one-story block and frame residential -style structure and a paved and gravel circular driveway and parking area. The structure was occupied by a nonconforming veterinary clinic until fairly recently. The applicant is requesting approval of a conditional use permit to allow use of the existing structure as an adult day care center with a maximum enrollment of 8 clients with 2 employees. The proposed days and hours of operation are Monday through Friday, 6:00 a.m. to 6:00 p.m. A small (T X 4') sign is proposed for the site. The gravel portion of the existing circular driveway will be paved and widened slightly to accommodate 3 June 3, 2010 EM NO.: 11 (Cont. FILE NO.: Z-8551 additional parking and drop-off space. The driveway will be signed to comply with Public Works requirements. A portion of the rear yard will be enclosed by a privacy fence to allow the clients to have a safe area to be outdoors when appropriate. Otherwise, no changes will be made to the site. Staff believes the proposed use is appropriate for the site. The site is in an area of mixed zoning and uses and has a history of nonresidential use itself. The proposed small, adult day care center should be compatible with uses in the area. To staff's knowledge there are no outstanding issues. The bill of assurance for Rinke Garden Acres does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions in Sections 4, 5 and 6 of the agenda staff report. 2. Signage is to be limited to a single ground mounted sign not to exceed 3' X 4' in area and 6' in height. 3. Compliance with all applicable building codes, fire codes and state codes for conversion of this structure to accommodate the proposed use. PLANNING COMMISSION ACTION: (JUNE 3, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the comments and 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 10 ayes, 0 noes and 1 absent. M SUBDIVISION COMMITTEE COMMENTS MAY 13, 2010 ITEM NO.: 11. PIPPINS ADULT DAY CARE CENTER CONDITIONAL USE PERMIT — 3819 BASELINE ROAD Z-8551 Planning Staff Comments: 1. The Bill of Assurance for Rinke Garden Acres does not address use issues. 2. Provide signage plan. 3. Locate and describe any proposed fencing. 4. Must comply with any applicable building and fire code requirements to allow this use. Approval from those agencies must be provided prior to occupancy of the structure. Variance/Waivers: • Continued use of existing driveway and gravel parking. Public Works: Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. A dedication of right-of-way forty-five (45) feet from centerline may be required. The survey provided does not show the centerline of Baseline Road and staff can not determine if a dedication of right-of-way is required. A survey should be provided showing the centerline of the right-of-way of Baseline Road. The western driveway should be signed one way in and the eastern driveway should be signed one way out. The gravel area of the driveway should have hard paved with either asphalt or concrete. 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: NO OBJECTIONS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required. A Capital Investment Charge based on the size of meter connections(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No Comments. ITEM NO.: 11. JConQ Z-8551 CATA: The site is located on a CATA Bus route. Planning Division: No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The gravel area needs to be either asphalted or concreted in conjunction with this application. Other: Submit responses to staff issues and four (4) copies of revised site plan (if required) by Wednesday May 19, 2010. Required notices are to be sent via certified mail no later than Wednesday May 19, 2010 and proof of notification returned to staff by May 28, 2010.