Z-5641 Staff Analysis1. Meeting Date: February 16, 1993
2. Case No.: Z-5641
3. Reguest: The applicant is requesting a conditional use
permit to convert an existing "R-4" zoned single family
structure into a daycare center for 25 children with four
employees.
4.
Location:
1801
Dennison
Street
5.
owner A
licant:
Melvin
Peoples/Clarence Hicks
6. Existing Status: Vacant single family residential structure
7. Proposed Use: Daycare center for 25 children with four
employees
8. Staff Recommendation: Denial, as being incompatible with
this established single family residential neighborhood and
unable to meet ordinance requirements for on-site parking
and on-site loading/unloading spaces.
9. Planning Commission Recommendation: Denial of this
application for a conditional use permit.
10. Conditions or zssces Heznainin to be Resolved: Lack of
on-site parking.
11. Right-of-wa IsSues: None
12. Recommendation Forwarded with: A Planning Commission vote
of 0 ayes, 7 noes and 4 absent.
13. Cblectors: There were three (3) objectors of record at the
December 15, 1992 Planning Commission meeting (Ann Swanigan,
Zarifa Voyles and Mrs. Levi Allison).
14. Neighborhood Plan: Central City (8)
FILE NO.• Z-5641
NAME•
LOCATION:
OWNERLAP_PLICANT:
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Site Location
Hicks Daycare Center - Conditional
Use Permit
1801 Dennison Street
Melvin Peoples/Clarence Hicks,
Applicant
To convert an existing "R-411 zoned
single family residence into a
daycare for 25 children with four
employees. The fenced in backyard
will be converted into a
playground.
The site is located on the southeast corner of West 18th and
Dennison Streets, two blocks south of Central High School.
2. Compatibility with Neighborhood
This property as well as the vast majority of the property
in this area is zoned residential. The predominance of the
uses in the neighborhood are single family and two family
residences.
Three hundred (300) feet south of this site, at the
intersection of Wright Avenue and Dennison Street, is a node
of C-3 zoning.
Two blocks north of this site, approximately 800 feet, is
the Central High School campus, which itself is zoned R-4.
This neighborhood is a targeted area for neighborhood
revitalization.
The proposed use as a large daycare center for 25 children
with four employees appears to be incompatible with this
established residential neighborhood.
3. on -Site Drives and Parking
A daycare center for 25 children with four employees
requires four employee parking spaces and three on-site
loading and unloading spaces. The applicant is proposing to
construct three parking spaces in the front yard which will
take access from Dennison Street. He also proposes to park
approximately four vehicles on 18th Street, directly north
FILE NO.: Z-55.41 (Continued)
of and adjacent to this.site. The applicant has stated that
90% of the daycare center's clients will be transported to
and from the center by van.
There is an open alley running behind this property from
18th Street to Wright Avenue. A better parking design would
be to put four parking spaces in the rear of the lot and
utilize the alley as maneuvering area rather than backing
out into Dennison Street. This would still leave sufficient
playground area. Moving the on-site parking from the front
of the site to the rear would still not resolve the issue of
using 18th Street to meet parking requirements.
4. Screening and Buffers
A privacy fence is proposed to extend the length of the
property along the south property line to provide screening
for the neighbors south of this site. No other screening
and buffering has been submitted. The playground area
should be screened from adjacent residential properties.
Any new parking areas are required to comply with the City's
Landscape Ordinance.
5. City Engineer Comments
Eliminate the head -in parking in the front yard which backs
into Dennison Street.
6. Utility Comments
None at the time of this writing.
7. Analysis
As a component of the Central High rezoning phase of the
12th Street Study, this neighborhood was targeted for
downzoning to R-3 to protect its single family residential
nature.
This proposed daycare center for 25 children with four
teachers would be a substantial intrusion into this
established residential neighborhood. It would be better
located on the perimeter of the neighborhood, perhaps
adjacent to Wright Avenue or Dr. Martin Luther King Drive.
This proposal fails to comply with ordinance requirements
for on-site parking and on-site loading/unloading.
8. Staff Recommendation
Denial, as being incompatible with
family residential neighborhood and
ordinance requirements for on-site
loading/unloading spaces.
K
this established single
unable to comply with
parking and on-site
FILE NO.: .Z-5641 (Continued)
SUBDIVISION COMMITTEE QQMMENT: (NOVEMBER 25, 1992)
The applicant, Clarence Hicks, was present. Staff presented the
case and outlined the concerns noted above. After a brief
discussion of the 12th Street Study and this proposal's
compatibility with the neighborhood, the conversation then turned
to discussing the required parking and on-site loading and
unloading requirements. Mr. Hicks explained that approximately
90% of the children which will attend this daycare center will be
transported to and from the daycare center by van. Jerry Gardner
of the City Engineer's Office then reiterated the comment noted
above, rejecting the proposed parking in the front yard.
A brief discussion then followed, after which it was determined
that the parking should be moved to the rear of the property,
utilizing the alley as maneuvering area and access. The full
Commission will still need to address the applicant's proposal to
park the vehicles along West 18th Street to meet the parking
requirements. The Committee then forwarded this item to the full
Commission for final resolution.
PLANNING COMMISSION ACTION:
(DECEMBER 15, 1992)
The applicant was present. There were several objectors present.
Dana Carney of the Planning staff presented the item and offered
a recommendation of denial.
The applicant, Clarence Hicks, addressed the Commission and spoke
in favor of the application. He stated that a daycare center
would be a preferential use of this property as opposed to
continuing to rent it out as a dwelling. He stated that previous
tenants had created problems for the neighborhood.
Mr. Hicks stated the hours of the daycare would be from 6:30 a.m.
until approximately 5:00 p.m., after which the site would be
quiet and not create any evening or nighttime disturbances.
Zarifa Voyles, of 1805 Dennison, addressed the Commission in
opposition to the proposed daycare center.
After further discussion, Mrs. Levi Allison of 2300 West 18th
Street, then addressed the Commission and voiced her opposition
to the proposal.
Ann Swanigan of 1721 Dennison Street, spoke next and voiced
opposition to the proposed daycare center.
Commissioner Willis then asked Mr. Hicks about screening the
playground. Mr. Hicks stated that putting a privacy fence around
the playground was an option.
3
FILE N Z-5641 (Continued
Mr. Hicks stated that, of the 25 children, 12 would be infants
age 6 weeks to 18 months. He told the Commission that he did not
feel that the children would create a noise problem for the
neighbors.
Chairman McDaniel then called the question and a vote was taken.
The vote was 0 ayes, 7 noes and 4 absent, thus denying the
application.
4
December 15, 1992
ITEM NO.: 10 FILE NO.: Z-5641
NAME•
LOCATION•
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location
Hicks Daycare Center - Conditional
Use Permit
1801 Dennison Street
Melvin Peoples/Clarence Hicks,
Applicant
To convert an existing "R-4" zoned
single family residence into a
daycare for 25 children with four
employees. The fenced in backyard
will be converted into a
playground.
The site is located on the southeast corner of West 18th and
Dennison Streets, two blocks south of Central High School.
2. Compatibility with -Neighborhood
This property as well as the vast majority of the property
in this area is zoned residential. The predominance of the
uses in the neighborhood are single family and two family
residences.
Three hundred (300) feet south of this site, at the
intersection of Wright Avenue and Dennison Street, is a node
of C-3 zoning.
Two blocks north of this site, approximately 800 feet, is
the Central High School campus, which itself is zoned R-4.
This neighborhood is a targeted area for neighborhood
revitalization.
The proposed use as a large daycare center for 25 children
with four employees appears to be incompatible with this
established residential neighborhood.
3. On -Site Drives and Parking
A daycare center for 25 children with four employees
requires four employee parking spaces and three on-site
loading and unloading spaces. The applicant is proposing to
construct three parking spaces in the front yard which will
take access from Dennison Street. He also proposes to park
1
December 15, 1992
SUBDIVISION
ITEM NO.: 10 Continued FILE NO.: Z=5641
approximately four vehicles on 18th Street, directly north
of and adjacent to this site. The applicant has stated that
90% of the daycare center's clients will be transported to
and from the center by van.
There is an open alley running behind this property from
18th Street to Wright Avenue. A better parking design would
be to put four parking spaces, in the rear of the lot and
utilize the alley as maneuvering area rather than backing
out into Dennison Street. This would still leave sufficient
playground area. Moving the on-site parking from the front
of the site to the rear would still not resolve the issue of
using 18th Street'to meet parking requirements.
4. Screening and Buffers
A privacy fence is proposed to extend the length of the
property along the south property line to provide screening
for the neighbors south of this site. No other screening
and buffering has been submitted. The playground area
should be screened from adjacent residential properties.
Any new parking areas are required to comply with the City's
Landscape Ordinance.
5. City Engineer Comments
Eliminate the head -in parking in the front yard which backs
into Dennison Street.
6. Utility Comments
None at the time of this writing.
7. Analysis
As a component of the Central High rezoning phase of the
12th Street Study, this neighborhood was targeted for
downzoning to R-3 to protect its single family residential
nature.
This proposed daycare center for 25 children with four
teachers would be a substantial intrusion into this
established residential neighborhood. It would be better
located on the perimeter of the neighborhood, perhaps
adjacent to Wright Avenue or Dr. Martin Luther King Drive.
This proposal fails to comply with ordinance requirements
for on-site parking and on-site loading/unloading.
2
December 15, 1992
SUBDIVISION
ITEM NO.: 10 Continued FILE NO.: Z-5641
8. Staff Recommendation
Denial, as being incompatible with this established single
family residential neighborhood and unable to comply with
ordinance requirements for on-site parking and on-site
loading/unloading spaces.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 25, 1992)
The applicant, Clarence Hicks, was present. Staff presented the
case and outlined the concerns noted above. After a brief
discussion of the 12th Street Study and this proposal's
compatibility with the neighborhood, the conversation then turned
to discussing the required parking and on-site loading and
unloading requirements. Mr. Hicks explained that approximately
90% of the children which will attend this daycare center will be
transported to and from the daycare center by van. Jerry Gardner
of the City Engineer's Office then reiterated the comment noted
above, rejecting the proposed parking in the front yard.
A brief discussion then followed, after which it was determined
that the parking should be moved to the rear of the property,
utilizing the alley as maneuvering area and access. The full
Commission will still need to address the applicant's proposal to
park the vehicles along West 18th Street to meet the parking
requirements. The Committee then forwarded this item to the full
Commission for final resolution.
PLANNING COMMISSION ACTION: (DECEMBER 15, 1992)
The applicant was present. There were several objectors present.
Dana Carney of the Planning staff presented the item and offered
a recommendation of denial.
The applicant, Clarence Hicks, addressed the Commission and spoke
in favor of the application. He stated that a daycare center
would be a preferential use of this property as opposed to
continuing to rent it out as a dwelling. He stated that previous
tenants had created problems for the neighborhood.
Mr. Hicks stated the hours of the daycare would be from 6:30 a.m.
until approximately 5:00 p.m., after which the site would be
quiet and not create any evening or nighttime disturbances.
Zarifa Voyles, of 1805 Dennison, addressed the Commission in
opposition to the proposed daycare center.
t
December 15, 1992
SUBDIVISION
ITEM NO.: 10 (Continued) FILE NO.: 7--564.
After further discussion, Mrs. Levi Allison of 2300 West 18th
Street, then addressed the Commission and voiced her opposition
to the proposal.
Ann Swanigan of 1721 Dennison Street, spoke next and voiced
opposition to the proposed daycare center.
Commissioner Willis then asked Mr. Hicks about screening the
playground. Mr. Hicks stated that putting a privacy fence around
the playground was an option.
Mr. Hicks stated that, of the 25 children, 12 would be infants
age 6 weeks to 18 months. He told the Commission that he did not
feel that the children would create a noise problem for the
neighbors.
Chairman McDaniel then called the question and a vote was taken.
The vote was 0 ayes, 7 noes and 4 absent, thus denying the
application.
4