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HomeMy WebLinkAboutZ-8971 Staff AnalysisSeptember 18, 2014 ITEM NO.: 5 FILE NO.: Z-8971 NAME: Walker Day Care Center — Conditional Use Permit LOCATION: 2515 Center Street OWNER/APPLICANT: Percy Walker/Michelle Walker PROPOSAL: A conditional use permit is requested to allow for a day care center, utilizing the vacant residential structure on this R-4 zoned lot and Y2. 1. SITE LOCATION: The property is located on the east side of Center Street; mid -block, south of Roosevelt Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located on the northern edge of the neighborhood, '/z block south of Roosevelt Road. The vacant, 2'/2 lots located to the north of the site are zoned R-4. Staff believes it is unlikely those lots will develop with single family homes. To the east, there is a single family residence and a C-3 zoned bail bonds company. The west side of the block across Center Street is vacant, R-4 zoned lots. A single family residence is adjacent to the south. The blocks immediately south contain vacant lots, single family homes and a few vacant, boarded structures. Commercial uses are located on the north side of Roosevelt. Other uses in the area include a school, churches and multifamily. Staff believes the small day care is compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Meadowbrook, Community Outreach and Downtown Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The day care is proposed to have a maximum enrollment of 30 children with 2 employees; requiring 5 on -site parking spaces. The plan submitted by the applicant at the Subdivision Committee meeting indicates a single 20 foot wide driveway off of Center Street, providing access to a 5-space parking lot located at the rear of the site. The driveway and parking area must be asphalt -paved or concrete to comply with City code. September 18, 2014 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-8971 4. SCREENING AND BUFFERS: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City's landscape ordinance requirements. A minimum 6.75 foot street buffer strip is required along the entirety of the west property line. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 5. The surrounding properties are zoned R-4, therefore a minimum buffer will be required at six (6) percent of the average width of the lot. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension shall be 6.75 feet in all instances 6. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 2 September 18, 2014 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: Z-8971 7. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 8. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 9. 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 COMMENTS: Due to the proposed use of the property, the Master Street Plan specifies that Center Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. The minimum parking area must be at least 40 feet wide for vehicles to backup. 3. The driveway must be constructed to at least 24 feet in width at its narrowest point to provide 2-way traffic so vehicles do not stack in Center Street waiting to enter site. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Entergy has no objection. A transmission line runs along Center Street and power to the house is available. Center -Point Energy: No comment received. AT & T(SBC): No comment received. Central Arkansas Water: No Objection. Fire Department: Must meet all 2012 fire code for a day care. K! September 18, 2014 SUBDIVISION ITEM NO.: 5 (Cont. County Planning: No Comment. FILE NO.: Z-8971 CATA: A CATA bus route is located along Main Street, 2 blocks to the east. Parks and Recreation: No comment received. Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501-371-4724; criche Ca7littlerock.org or Mark Alderfer at 501-371-4875; malderfer Dlittlerock.o[g. SUBDIVISION COMMITTEE COMMENT: (AUGUST 27, 2014) The applicant was present. Staff presented the item and noted additional information was needed regarding signage and fencing. Staff suggested signage comply with that allowed in office zones and the applicant agreed. She stated fencing would include 4-foot chain link fencing around the play area. Staff noted the parking plan originally submitted did not comply with code requirements as to stall and driveway width and depth and landscape areas. Public Works and Landscape Comments were noted and discussed. Building Code comments were noted. The applicant submitted a revised plan indicating a driveway off of Center Street, providing access to a parking lot at the rear of the site; with the playground area located between the driveway and the property to the north. Staff commented that the revised plan would work if the driveway were widened. In response to a question, the applicant stated she was proposing the revised plan in lieu of the plan originally submitted. Staff commented that the applicant had completed the notice requirement and there were no other outstanding issues. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The R-4 zoned lot and a half located at 2515 Center Street is occupied by a vacant residential structure. The applicant is requesting approval of a conditional 4 September 18, 2014 ITEM NO.: 5 [Cont.] FILE NO.: Z-8971 use permit to allow for conversion of the structure into a day care center. The day care will have a maximum enrollment of 30 children (ages 6 months — 12 years) with two employees. The day care will operate Monday through Friday, 6:00 a.m. — 6:-00 p.m. A day care of the size proposed requires 5 on -site parking spaces. The applicant has submitted a plan indicating a driveway off of Center Street, providing access to a 5 space parking lot at the rear of the site. The playground area will be located north of the driveway. The playground will be enclosed by a 4-foot chain link fence. Signage will not exceed that allowed in office zones. Staff believes a small day care center is an appropriate use of the site. It is located at the edge of the residential neighborhood, near where the uses transition to non-residential. The driveway, parking, screening and landscaping need to be designed to comply with code. Conversion of the house into a day care must comply with building and fire codes. To staff's knowledge, there are no outstanding issues. The circa 1900 plat/bill of assurance does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The driveway and parking area are to be asphalt or concrete paved and plans for the drive and parking must be reviewed and approved by staff. A permit must be obtained from the City prior to constructing the drive and parking. 3. No drop-off/pick-up parking is permitted in the public right-of-way. 4. The day care is not permitted to occupy the structure until all required improvements to the site and building are completed and approved by staff. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2014) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the requested CUP subject to compliance with the following conditions: 5 September 18, 2014 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z-8971 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The driveway and parking area are to be asphalt or concrete paved and the plans for the drive and parking are to be reviewed and approved by staff. A permit must be obtained from the City prior to constructing the drive and parking. 3. No drop-off/pick-up parking will be permitted in the public right-of-way. 4. The day care will not be permitted to occupy the structure until all required improvements to the site and building are completed and approved by staff. There was no further discussion. The Chair entertained a motion for approval of the item as presented by staff. The motion was approved by a vote of 9 ayes, 0 noes and 2 absent. A Walker Daycare Center Conditional Use Permit 2515 Center Street Item No. 5 Z-8971 Planning_ Staff Comments: 1. The circa 1900 plat/bill of assurances does not address use issues. 2. Provide signage plan. 3. Provide details of any proposed fencing. 4. No drop-off pick-up parking will be allowed in the public street. 5. The parking plan submitted does not comply with code requirements. Five on -site parking spaces are required. There is exactly 40-feet from the building to the north property line. The required driveway width and parking stall depth adds up to 40- feet; leaving no room for the required 6'9" landscape strip. All vehicular use areas (parking and drives) are to be concrete or asphalt paved. Variance/Waivers Public Works Conditions- 1. Due to the proposed use of the property, the Master Street Plan specifies that Center Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. The minimum parking area must be at least 40 feet wide for vehicles to back up. 3. The driveway must be constructed to at least 24 feet in width at its narrowest point to provide 2-way traffic so vehicles do not stack in Center Street waiting to enter site. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy has no objection. A transmission line runs along Center Street and power to the house is available. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Must meet all 2012 fire code for a daycare. Item # 5. Item No. 5 _ (Z-8971) County Planning: No comment. CATA: A CATA bus route is located along Main Street, 2 blocks to the east. Parks and Recreation: No comment received. Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cric heya Iittlerock. or or Mark Alderfer at 501.371.4875; malderfer littlerock.or . Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case less than nine (9) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the City's landscape ordinance requirements. A minimum 6.75 foot street buffer strip is required along the entirety of the west property line 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. 5. The surrounding properties are zoned R-4, therefore a minimum buffer will be required at six (6) percent of the average width of the lot. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension shall be 6.75 feet in all instances 6. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. Item # 5. 1 Z-8971 7. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 8. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 9. 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 September 3, 2014. 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 September 3, 2014. The City -provided notice form must be used. Proof of notices it to be provided to staff no later than September 3, 2014. Item # 5.