HomeMy WebLinkAboutZ-9238 Staff AnalysisAugust 3, 2017
ITEM NO.: 7 FILE NO.: Z-923
NAME: Pettigrew Day Care Center — Conditional Use Permit
LOCATION: 3101 Asher Avenue
OWNER/AP P L [CANT: Yousef Quattom/Anthony Pettigrew
PROPOSAL: A conditional use permit is requested to allow a day
care center to be located in the existing building on
this R-2 zoned lot.
SITE LOCATION:
The property is located on the southwest corner of Asher Avenue and
Johnson Street, across from Calvary Cemetery.
2. COMPATIBILITY WITH NEIGHBORHOOD.
The property is located in an area of mixed residential and commercial
uses. The building was for many years occupied as a neighborhood
grocery store. Other uses in the immediate area include Calvary and
Roselawn Cemeteries, located to the north and east of the site. Allowing
a day care to occupy this R-2 zoned commercial building and site is an
appropriate use that 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 Goodwill and Love Neighborhood
Associations.
3. ON SITE DRIVES AND PARKING:
The day care is proposed to have an enrollment of 45 children with 3 staff
persons on duty at any one time. The parking requirement is 7 parking
spaces. The property has access from both Asher Avenue and Johnson
Street. The property contains a nonconforming gravel parking lot with
sufficient room for the required 7 spaces and for drop-off/pickup area. Staff
believes it is now appropriate to upgrade the parking lot to meet current
paving and landscaping standards. Staff will support an 18 month deferral
of those requirements.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
August 3, 2017
ITEM NO.. 7 (Cont.) FILE NO.: Z-9238
Any new site development shall adhere to the current landscape code.
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 City of Little Rock recently purchased right-of-way on Asher Ave to
sufficiently address the Master Street Plan standard. No additional
right-of-way is required to be provided. The property survey should be
updated to show the purchase.
2. A 20 feet radial dedication of right-of-way is required at the intersection
of Asher Ave and Johnson St.
3. Due to the proposed use of the property, the Master Street Plan specifies
that Johnson Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline starting on the south side of the existing building to the south
property line.
6. UTILITY. FIRE DEPT. AN❑ CATA COMMENTS:
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There are a couple street
light poles in the vicinity of the proposed fenced, playground area. They
should not create any conflicts with the proposed use. Contact Entergy in
advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T- No comments received.
Central Arkansas Water: No objection
Fire Department: Full plans review
Building Codes:
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
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August 3, 2017
ITEM NO.: 7 (Cont.) FILE NO.: Z-9238
requirements and the review process, contact a commercial plans
examiner:
Curtis Richey at 501.371.4724; crichey4littlerock.org or
Mark Alderfer at 501.371.4875; malderfer littlerock.or .
County Planning: No comments.
Rock Region METRO:
a) Location is served nearby on route 16 UALR. We have no objection to
the conditional use of a daycare center at this location.
SUBDIVISION COMMITTEE COMMENT: (JULY 12, 2017)
The applicant was present. Staff presented the item and noted the need for
additional information. Staff requested the maximum enrollment, number of
employees, days and hours of operation and a signage plan. Staff asked what
portion of the building would be occupied by the day care and what use would
occupy the remainder of the building. Staff requested that any proposed
dumpster and required screening be indicated on the site plan. Staff stated a
properly paved and landscaped parking lot was required. It was discussed that a
reasonable deferral of the paving requirement could be requested since there
was an area of gravel parking on the property.
Public Works and other agency comments were noted. Staff explained the right-
of-way dedication requirement.
The Committee instructed the applicant to provide responses to staff issues by
July 19. The item was forwarded to the full Commission.
STAFF ANALYSIS:
The "R-2" zoned property located at 3101 Asher Avenue is occupied by a
3,030 square foot frame structure. The two-story portion of the structure contains
2,240 square feet (1,120 per floor) and was constructed in 1925. In 1950, a
789 square foot "lean-to" addition was added to the building. The structure may
have been constructed as a neighborhood grocery with living space above. In any
case, the building had a long history of commercial use, including retail sales and
a grocery. It has been vacant for some time now.
W
August 3, 2017
ITEM NO.: 7 (Cont.) FILE NO.: Z-9238
The applicant is requesting approval of a conditional use permit to allow a day care
center to be located on the first floor of the building. The second floor will only be
used for storage space. The day care is proposed to have a maximum enrollment
of 45 children with 3 employees on site at any one time. Proposed days and hours
of operation are Monday through Saturday, 6:00 a.m. — 11:00 p.m. A fenced
playground area is proposed adjacent to the back (south) side of the building. No
dumpster is proposed.
The site contains a nonconforming gravel parking lot with driveway access off of
Asher Avenue and Johnson Street. Staff believes it is now appropriate to bring
that parking lot into conformance with city code regarding paving, landscaping and
parking lot design. Staff is supportive of an 18 month deferral of those
requirements.
To staff's knowledge there are no outstanding issues. The building has a history
of use as non-residential. The land use plan for this properties and others along
Asher to the west is MX which would support rezoning to allow office/commercial
uses. The 1913 plat/bill of assurance for William Gallagher Addition 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 outlined in Sections 4, 5 and 6
of the agenda staff report.
2. Compliance with all applicable Building Code and Fire Department
requirements for use of the building for a day care center.
3. Signage is to comply with that allowed in the office and institutional zones and
sign permits must be obtained before any signage is place on the site or
building.
Staff recommends approval of an 18 month deferral of the requirement to install
a paved and landscaped parking lot to comply with code standards.
PLANNING COMMISSION ACTION: (AUGUST 3, 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. Staff also recommended approval of an 18 month
deferral of the requirement to install a paved and landscaped parking lot to comply
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August 3, 2017
ITEM NO.: 7
FILE NO.: Z-9238
with code standards. There was no further discussion. The item was placed on
the consent agenda and approved, including the paving and landscaping deferral,
by a vote of 9 ayes, 0 noes and 2 absent.
5
SUBDIVISION COMMITTEE COMMENTS
JULY 12, 2017
ITEM NO.: 7. PETTIGREW DAYCARE CENTER
CONDITIONAL USE PERMIT
3101 ASHER AVE Z-923$
Planning Staff Comments:
1. The 1913 plat/bill of assurance for William Gallagher Addition does not address use issues.
2. Provide maximum enrollment.
3. Provide number of employees.
4. Provide days and hours of operation.
5. Provide signage plan
6. Locate playground area on site plan.
7. Locate and describe any proposed fencing
8. What portion of the building will be occupied by the daycare? What use will occupy the remainder of
the building
9. A paved and landscaped parking lot must be constructed to comply with City Code. Show the location
and design of the parking lot.
10. Will there be dumpster service? If so, indicate the dumpster location and required screening to comply
with Code.
Variance/Waivers:
• None requested
Public Works:
1. The City of Little Rock recently purchase right-of-way on Asher Ave to sufficiently address the
Master Street Plan standard. No additional right-of-way is required to be provided. The property survey
should be updated to show the purchase.
2. A 20 feet radial dedication of right-of-way is required at the intersection of Asher Ave and Johnson St.
3. Due to the proposed use of the property, the Master Street Plan specifies that Johnson Street for the
frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from
centerline starting on the south side of the existing building to the south property line.
Utilities and Fire Department/County Planning
Little Rock Water Reclamation Authority: Sewer available to this site.
Entergy: Entergy does not object to this proposal. There are a couple street light poles in the vicinity of the
proposed fenced, playground area. They should not create any conflicts with the proposed use.
Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing
facilities (if any) as this project proceeds.
ITEM NO.: 7. CON' T Z-923 8
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: No objection
Fire Department: Full plans review
Building Codes:
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 littlerock.org or
Mark Alderfer at 501.371.4875; malderfer littlerock.or .
County Planning: No comments.
Rock Region METRO:
a) Location is served nearby on route 16 UALR. We have no objection to the conditional use of a
daycare center at this location.
Planning Division: No comments.
Landscape:
Site plan must comply with the City's minimal landscape and buffer ordinance requirements.
Any new site development shall adhere to the current landscape code.
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, July 19, 2017. Required notices are to be sent via certified mail to all owners of properties
located within two hundred (200) feel of the site no later than Wednesday July 19, 2017. The City provided
notice form must be used. Proof of notices is to be provided to staff no later than July 28