HomeMy WebLinkAboutZ-8579-A Staff AnalysisITEM NO.: 7. Z-8579-A
NAME: Deloney Daycare Short -form PCD
LOCATION: located at 8033 Mabelvale Cut-off 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 January 12, 2011. The Office of
Planning and Development must receive the proof of notice no later than January
21, 2011.
2. Provide the number of employees for both the businesses. The number should
reflect the number of staff for the adult daycare and the number of staff for the child
daycare.
3. Provide the days and hours of operation for the proposed facilities.
4. The site plan indicates 20 adult clients and 35 children. Is this the maximum number
of clients for each use proposed?
5. Provide the location of any proposed dumpster facilities. Provide a note on the site
plan concerning the screening mechanism for the dumpster facility.
6. Provide a note on the site plan indicating areas of open space.
7. A screening fence is required along the playground perimeter on the south and east
adjacent to the residentially zoned and/or used property.
8. Provide a plan for any upgrades to the site related to landscaping and paving.
9. Will transportation be provided to clients of the daycare center? If so provide the
number of vehicles.
Variance/Waivers: None requested.
Public Works Conditions:
1. Measures to control the increase in stormwater runoff from the increased impervious
surface should be implemented to not damage adjacent property.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Item # 7.
ITEM NO.: 7.
Z-8579-A
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Contact Central Arkansas Water
regarding the size and location of the water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #17 — Mabelvale-Downtown and
#17A — Mabelvale-UALR Routes.
Parks and Recreation: No comment.
Planning Division:
Planning Division: This request is located in the Geyer Springs West Planning District.
The Land Use Plan shows Mixed Use for this property. The applicant has applied for a
rezoning from R-2 Single -Family to Planned Commercial District, to allow for a
children's daycare center to be added to an existing elder daycare center. The request
does not require a change to the Land Use Plan.
Master Street Plan: The application is located along Mabelvale Cut-off Road, a Minor
Arterial. The primary function of a Minor Arterial is to provide connections to and
through an urban area and their primary function is to provide short distance travel
within the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians. The street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
Landscape:
There are no exterior changes proposed for the building or parking areas with the
current request. Any future paving will require compliance with the City's Landscape
and Buffer ordinance requirements.
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, January 12, 2011.
Item # 7.
ITEM NO.: 7. Z-8579-A
NAME: Deloney Daycare Short -form PCD
LOCATION: located at 8033 Mabelvale Cut-off 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 January 12, 2011. The Office of
Planning and Development must receive the proof of notice no later than January
21, 2011.
2. Provide the number of employees for both the businesses. The number should
reflect the number of staff for the adult daycare and the number of staff for the child
daycare.
3. Provide the days and hours of operation for the proposed facilities.
4. The site plan indicates 20 adult clients and 35 children. Is this the maximum number
of clients for each use proposed?
5. Provide the location of any proposed dumpster facilities. Provide a note on the site
plan concerning the screening mechanism for the dumpster facility.
6. Provide a note on the site plan indicating areas of open space.
7. A screening fence is required along the playground perimeter on the south and east
adjacent to the residentially zoned and/or used property.
8. Provide a plan for any upgrades to the site related to landscaping and paving.
9. Will transportation be provided to clients of the daycare center? If so provide the
number of vehicles.
Variance/Waivers: None requested.
Public Works Conditions:
1. Measures to control the increase in stormwater runoff from the increased impervious
surface should be implemented to not damage adjacent property.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Enter : No comment received.
Center -Point Eneraw No comment received.
AT & T: No comment received.
Item # 7.
ITEM NO.: 7.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the
time of request for water service must be met. Contact Central Arkansas Water
regarding the size and location of the water meter.
Fire Department: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
CATA: The site is located on CATA Bus Route #17 — Mabelvale-Downtown and
#17A — Mabelvale-UALR Routes.
Parks and Recreation: No comment.
Planning Division:
Planning Division: This request is located in the Geyer Springs West Planning District.
The Land Use Plan shows Mixed Use for this property. The applicant has applied for a
rezoning from R-2 Single -Family to Planned Commercial District, to allow for a
children's daycare center to be added to an existing elder daycare center. The request
does not require a change to the Land Use Plan.
Master Street Plan: The application is located along Mabelvale Cut-off Road, a Minor
Arterial. The primary function of a Minor Arterial is to provide connections to and
through an urban area and their primary function is to provide short distance travel
within the urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians. The street may require dedication of right-of-way and
may require street improvements for entrances and exits to the site
Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the
immediate vicinity of the development.
Landscape:
There are no exterior changes proposed for the building or parking areas with the
current request. Any future paving will require compliance with the City's Landscape
and Buffer ordinance requirements.
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, January 12, 2011.
Item # 7.
FILE NO.: Z-8579-A
NAME: Deloney Daycare Short -form PCD
LOCATION: Located at 8033 Mabelvale Cut-off Road
DEVELOPER;
Ronnie Deloney
Deloney's Adult Daycare, Inc.
8003 Mabelvale Pike
Mabelvale, AR 72103
SURVEYOR:
Donald W Brooks Surveying, Inc.
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.58 acres
CURRENT ZONING
NUMBER OF LOTS: 1
R-2, Single-family
FT. NEW STREET: 0 LF
ALLOWED USES: Single-family — Non -conforming adult daycare center
PROPOSED ZONING: PD-C
PROPOSED USE: Adult and child daycare center
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
A Conditional Use Permit was approved for the property located immediately north of
this site on August 26, 2010. The CUP allowed the conversion of the single-family into
a child daycare center with a maximum of 20 clients. The parking for the daycare
center was to be located on this lot. Minimal upgrades to the site were proposed with
the approved CUP.
The site currently being considered for rezoning has a non -conforming status as an
adult daycare center which has operated from this site for a number of years.
FILE NO.: Z-85T9-A Cont.
A. PROPOSALlREQUEST/APPLICANT'S STATEMENT:
The applicant is requesting a rezoning of this site from R-2, Single-family to PD-C
to allow the continued use of the site as an adult daycare center as well as
adding child daycare service to the site l lieu of placing the child care in the
building to the north_ The applicant has indicated there are 25 clients of the adult
daycare center and 60 children will be added to the site. The uses will Occupy
the existing building. A separation wall will be constructed within the building and
separate entrances will be placed on the front facade of the building.
The applicant has indicated the initial site improvements will include the
placement of a playground area along the southern portion of the building. A six
(6) foot screening fence will be installed around the playground area. The
applicant has indicated site paving grill avel drive dadded
ve defrom hin the Mabeivalet five Cut-offrs. The
the
paving will include the existing
existing gravel parking areas.
B. EXISTING CONDITIONS:
The property is located in an area of mixed uses and zoning. The PCD zoned
property adjacent to the west is occupied by an automobile repair business.
Service Master Cleaning Company is adjacent to the east. A nonconforming
contractor's yard is located across the street to the north. A single-family house
(also owned by the applicant and recently approved for a CUP for a child daycare
center with up to 20 children) is located to the nrth. Most all other residential ases. The property is located on
ies in
the area are occupied by a variety of
an arterial street. The City recently Manned recommends ePike to Mixed Use forter the great
Plan standards. The City 's Land U
supporting nonresidential uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from the
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, Southwest
Little Rock United for Progress, the Legion Hut Neighborhood Association and
the West Baseline Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Measures to control the increase in stormwater runoff frorn the lemented to not damage adjacent property.increased
impervious surface should be imp
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
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FILE NO.: Z-8579-A Cont.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Enter : No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter.
Fire ❑e artment: Place fire hydrants per code. Contact the Little Rock Fire
Department for additional information.
Count Plannin : No comment.
CATA: The site is located on CATA Bus Route #17 — Mabelvale-Downtown and
#17A — Mabelvale-UALR Routes.
Parks and Recreation. No comment.
F. ISSUESfTECHNICALIDESIGN:
Planning_❑ivision: This request is located in the Geyer Springs West Planning
District. The Land Use Plan shows Mixed Use for this property. The applicant
has applied for a rezoning from R-2 Single -Family to Planned Commercial
District, to allow for a children's daycare center to be added to an existing elder
daycare center. The request does not require a change to the Land Use Plan.
Master Street Plan: The application is located along Mabelvale Cut-off Road, a
Minor Arterial. The primary function of a Minor Arterial is to provide connections
to and through an urban area and their primary function is to provide short
distance travel within the urbanized area. Entrances and exits should be limited
to minimize negative effects of traffic and pedestrians. The street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site
Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the
immediate vicinity of the development.
Landscape: There are no exterior changes proposed for the building or parking
areas with the current request. Any future paving will require compliance with the
City's Landscape and Buffer ordinance requirements.
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FILE NO.: Z-8579-A (Cont.
G. SUBDIVISION COMMITTEE COMMENT: (January 5, 2011)
Mr. Deloney was present representing the request. Staff presented an overview
of the request stating there were few outstanding technical issues associated
with the request. Staff questioned if there was an existing dumpster or if one was
proposed for the site. Staff also questioned the days and hours of operation, the
maximum number of clients and if transportation would be provided. Staff also
stated a screening fence would be required along the southern and eastern
perimeters of the proposed playground area. Staff questioned if any upgrades in
landscaping or paving were proposed for the site.
Public Works comments were addressed. Staff stated measures to control the
increase in stormwater runoff from the increased impervious surface should be
implemented to not damage adjacent property. Staff also stated any broken
curb, gutter or sidewalk located within the public right of way should be repaired
prior to occupancy.
Staff noted no new landscaping would be required with the current request since
there was no new paving proposed.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
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 cover letter and site plan to staff addressing
the issues raised at the January 5, 2011, Subdivision Committee meeting. The
revised plan indicates the placement of a dumpster along the southern perimeter.
The revised cover letter indicates the number of clients, the days and hours of
operation and the number of employees. The revised site plan indicates there is
existing landscaping located in front of the building and there are areas of open
space located on the site.
The request is a rezoning of the site from R-2, Single-family to PD-C to allow the
continued use of the site as an adult daycare center as well as adding child
daycare service to the site. The site contains an existing metal building being
used as an adult daycare center. There are 25 adult clients at the center. The
applicant is requesting to add a maximum of 60 child clients to the site. The
existing building will be modified with the construction of a separation wall and a
separate entrance will be placed on the front facade of the building to
accommodate the two uses. The only exterior modification proposed to the site
is the addition of a playground area. The playground will be located to the south
of the building. A six (6) foot screening fence will be installed around the
playground area. Paving of the existing gravel drive extending from Mabelvale
Cut-off into the site will be added within the next five (5) years.
M
FILE NO.� Z-8579-A(Cont.
The site contains 10 parking spaces. Parking for a daycare facility is based on
one parking space per employee, administrator or teacher plus one space per
10 persons of licensed capacity.
The Bill of Assurance for the two lot Perry Acres Subdivision may still be active
and includes the following statement: "No lot shall be used except for residential
purposes." However, Lot 2, which is located to the west, was previously rezoned
to PCD for an automobile repair business.
Otherwise to staff's knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the rezoning of the site from R-2,
Single-family to PCD to recognize the existing adult daycare and add child
daycare service to the site will not significantly impact the area.
STAFF RECOMMENDATION:
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.
PLANNING COMMISSION ACTION: (JANUARY 27, 2011)
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 ❑, E and F of
the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion of approval
of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and
2 absent.
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