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HomeMy WebLinkAboutZ-8551-A Staff AnalysisMarch 30, 2017 ITEM NO.: A FILE NO.: Z-8551-A NAME: Pippins Adult and Child Daycare — Conditional Use Permit LOCATION: 3819 Baseline Road OWN ER/APPLICANT Jameeka Pippins PROPOSAL: A conditional use permit is requested to allow an adult and child day care to be operated in the existing residential structure on this R-2 zoned property. 1. SITE LOCATION - The property is located on the south side of Baseline Road, a little west of Baseline Elementary School. 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 a 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 maximum number of clients in the adult day care is proposed as 15. The maximum number of children in the children's day care is 10. Each day care will have 2 employees (4 total). The required parking for this number of clients/children and employees is 6 spaces. The property has an asphalt and concrete circular driveway with two curb cuts onto Baseline Road. The available paved area will accommodate 5 — 6 vehicles, with some of the March 30, 2017 ITEM NO.: A (Cont.) FILE NO.: Z-8551-A employee's parking being stacked on the driveway approaching the structure. 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. The driveways should be marked by signage and striping as one-way in and one-way out. The west driveway should be the entrance and the east driveway the exit. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Sewer Available to this site. EAD approval required if food prep on site. Entergy: Entergy does not object to this proposal. Service is already being provided to the house on this lot. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. ATU: No comments received. Central Arkansas Water: No objection Fire Department: Full plan review Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: 2 March 30, 2017 ITEM NO.A (Cont.) _ FILE NO.: Z-8551-A Curtis Richey at 501.371.4724; or Mark Alderfer at 501.371.4875; malderfer iifitlerock.-Qov . County Planning: No comments Rock Region METRO: a) Location is currently served by METRO on route 23. We have not objections to a daycare center along the transit route. If adults in their care ride our Links paratransit we require and accessible route and drop off area for our paratransit vehicles to bring clients to the facility. This business will fall within the paratransit services area. SUBDIVISION COMMITTEE COMMENT: (JANUARY 25, 2017) The applicant was present. Staff presented the item and noted some additional information was needed. The applicant was asked to provide the following: ■ Number of clients and employees for the adult daycare ■ Number of children and employees for the children's daycare ■ Signage plan ■ Explanation of how the building would be divided between the two uses. ■ Any areas of outdoor activity or use Staff presented a letter prepared by the Plans Examiner in which he outlined the numerous building code requirements necessary for converting this residential structure into the proposed commercial day care use. Public Works and Other Agency Comments were noted. The applicant was and used to respond to staff issues by February 1, 2017. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned, .97 acre tract located at 3819 Baseline Road is occupied by a 1,300+ square foot, one-story, residential structure. An asphalt and concrete paved circular driveway is located at the front of the site. The property was previously occupied by a veterinary clinic when it was annexed into the City. On June 3, 2010, the Commission approved a conditional use permit to allow this applicant to operate an adult day care center at this site. The day care was to have an enrollment of 8 clients, with 2 employees. Proposed days and hours of 3 March 30, 2017 ITEM NO.: A (Cont.) _ FILE NO.: Z-8551-A operation were 6:00 a.m. — 6:00 p.m., Monday through Friday. There is no evidence that the center ever opened. The applicant is now requesting approval of a conditional use permit to allow for use of the building as a combined adult day care and children's day care. The maximum number of adult clients is proposed as 15, with renovations to the building. Currently, the adult day care will be limited to 5 clients due to the need to install a sprinkler system once that number is exceeded. As the building is currently configured, the maximum number of adult clients will be 8. The adult day care will have 2 employees. Days and hours of operation are proposed as 6:00 a.m. to 6:00 p.m., Monday through Friday. The maximum number of children is proposed as 10, with 2 employees. Days and hours of operation for the children's day care are proposed as 2:00 p.m. to midnight, Monday through Friday. The building will be reconfigured to segregate the two daycare operations. The children will have an outside fenced playground. Each center will have its own separate entrance and exit. A 4' X 6' ground sign is proposed to be installed at the front of 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 non-residential use itself. The proposed daycare should be compatible with uses in the area. The bill of assurance for Rinke Garden Acres does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested revised CUP, subject to the following conditions: 1. Compliance with the comments and conditions outlined 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 4' X 6' in area and 6' in height. 3. All parking and driveways are to be paved and designed to comply with city code requirements. 4. Compliance with all applicable building codes, fire codes and state codes for conversion of this structure to accommodate the proposed use. 2 March 30, 2017 ITEM NO.: A (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-8551-A (FEBRUARY 16, 2017) The applicant was not present. There were no objectors present. Staff informed the commission that the applicant had failed to complete the required notices. Staff recommended deferral of the item to the March 30, 2017 agenda. There was no further discussion. The item was placed on the consent agenda and deferred to the March 30, 2017 meeting by a vote of 9 ayes, 0 noes and 2 absent. PLANNING COMMISSION ACTION: (MARCH 30, 2017) 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 by a vote of 11 ayes, 0 noes and 0 absent. 9 SUBDIVISION COMMITTEE COMMENTS JANUARY 25, 2017 ITEM NO.: 2. PIPPINS ADULT & CHILD DAYCARE CONDITIONAL USE PERMIT 3819 BASELINE ROAD Z-8551-A Planning Staff Comments: 1. The 1950 plat/bill of assurance for Rinke Garden Acres does not address use issues 2. Provide number of clients and employees for adult daycare 3. Provide number of children and employees for children's daycare 4. Provide signage plan 5. How will the building be divided to accommodate the two uses? How will the rooms be used? 6. Provide updated survey 7. Will there be any outdoor activity or use areas? If so, indicate them on the site plan. Variance/Waivers: • None requested Public Works: 1. The driveways should be marked by signage and striping as one-way in and one-way out. The west driveway should be the entrance and the east driveway the exit. Utilities and Fire Department/County Planning:: Little Rock Wastewater: Sewer Available to this site. EAD approval required if food prep on site. Entergy: Entergy does not object to this proposal. Service is already being provided to the house on this lot. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. ITEM NO.:2. (CON'T) (Z-8551-A Central Arkansas Water: No objection Fire Department: Full plan review Building Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Mark Alderfer at 501.371.4875; malderfer(d),littlerock.gov . County Planning: No comments Rock Region METRO: a) Location is currently served by METRO on route 23. We have not objections to a daycare center along the transit route. If adults in their care ride our Links paratransit we require and accessible route and drop off area for our paratransit vehicles to bring clients to the facility. This business will fall within the paratransit services area. Planning Division: No comments Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the landscaping and buffer must also come into compliancy accordingly. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday February 1, 2017. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday February 1, 2017. The City - provided notice form must be used. Proof of notice is to be provided to staff no later than February 10, 2017.