Z-5642 Staff AnalysisJanuary 26, 1983
ITEM NO.: A FILE NO.: Z-5642
NAME:
LOCATION:
OWNER/APPLICANT:
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Site Location
Toddler's Inn Daycare Center -
Conditional Use Permit
3500 West 10th Street
Jeanette Booth
To utilize this "R-3" zoned
property as a daycare center
and residence. The applicant
is requesting approval to keep
up to 16 children which is
defined as a daycare center in
the zoning ordinance. In addition
to a childcare service, this will
remain the applicant's home. The
applicant is proposing to add two
additional employees.
The site is located at the northwest corner of West 10th and
valmar Streets.
2. Compatibility with Neighborhood
This neighborhood is almost exclusively residential. The
zoning is R-4 and R-3, with the uses in the immediate
vicinity being single family residential. The Florence
Crittenden Home for unwed mothers, a nonconforming use, is
located one block west of this site. This proposed
business, in the heart of an established residential
neighborhood, would not appear to be compatible with the
primary uses in the vicinity which are single family homes.
3. On -Site Drives and Parkincr
A daycare center for 16 children with three employees would
require three employee parking spaces and two on-site
loading and unloading spaces. Currently, there are two
gravel parking spaces in the front yard which back into West
10th Street. No other parking or on-site loading/unloading
spaces are proposed.
4. Screening and Buffers
The site plan, as submitted, shows no screening or buffers.
The playground area should be screened from adjacent
residential properties.
Janury 26, 1993
SUBDIVISIO
ITEM A n in FILE Z- 42
5. gity Engineer C mm n
None.
6. Utility Comments
None at the time of this writing.
7. Analysis
This neighborhood was included in the recently completed
12th Street Study. A primary goal of the study was to
recognize and protect the established residential
neighborhoods in the vicinity of West 12th Street.
This proposed daycare center would be a substantial
intrusion into an established single family neighborhood and
would better located on the perimeter of the residential
area, on a collector or arterial street.
This proposal fails to comply with the ordinance
requirements for on-site parking and on-site
loading/unloading. The applicant has operated a daycare
family home at this location since 1991 without city
approval or permits.
8. Staff Recommendation
Denial, as being incompatible with this established single
family residential neighborhood and unable to comply
ordinance requirements for on-site parking and
loading/unloading spaces.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 25, 1992)
The applicant, Jeanette Booth, was present. Staff presented
the case and outlined the concerns noted above. After a brief
discussion concerning this proposal's compatibility with
neighborhood, attention then shifted to discussing the required
parking and on-site loading/unloading spaces. The applicant
was advised to consider ways to comply with these ordinance
requirements. The Committee then forwarded this item to the
full Commission for final resolution.
PLANNING COMMISSION ACTION:
The applicant was present.
Dana Carney of the Planning
recommendation of denial.
(DECEMBER 15, 1992)
There were no objectors present.
staff presented the item and a staff
The applicant, Jeanette Booth,
K
Janury 26, 1993
SUBDIVISIpN
ITEM A (Continued) FILE NO.: Z-5642
addressed the Commission and spoke in favor of the application.
She explained that she felt there was a need for this type of
daycare center in this neighborhood, and that she thought it
would not be a detriment to the neighborhood.
Commissioner Walker then asked Ms. Booth if she had made any
provisions for employee parking. Ms. Booth told the Commission
that a proposal to put a driveway down the west side of the
property, and exiting onto Valmar Street came out of the
Subdivision Committee meeting.
In response to further questions from the Commission, Ms. Booth
stated that there was room for an additional car to park in the
front yard and that the neighbor to the rear would allow her to
park a car on his property.
Chairman McDaniel then called the question. Commissioner
Chachere stated that the motion should include a driveway for
drop-off/pickup and a written statement from the neighbor
authorizing Ms. Booth to park a vehicle on his property.
Commissioner Walker then voiced concerns about requiring
Ms. Booth to build a large drop-off/pickup area. He stated that
he would prefer to endorse the conditional use permit without the
required driveway.
After further discussion, Chairman McDaniel again called the
question with the amendment that the applicant work with staff to
make some provision for drop-off/pickup and employee parking.
The vote was 5 ayes, 2 noes, 1 abstention (Nicholson) and
3 absent. The item was automatically deferred to the
January 26, 1993 meeting.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 7, 1993)
The applicant was not present. Staff presented a revised site
plan which had been received from Mrs. Booth.
The new plan shows a driveway being constructed at the rear of
the property taking access from Valmar Street. With the two
existing parking spaces and the two new employee spaces at the
rear of the property, the Committee felt that the parking needs
of this proposed daycare center will be met.
The Committee then forwarded this item to the full Commission for
final resolution.
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Janury 26, 1993'
SUBDIVISIQN
ITEM NO.: A Continued FILE NO.: Z--5642
PLANNING COMMISSION ACTION: (JANUARY 26, 1993)
The applicant was present. There were no objectors present.
Dana Carney of the Planning staff presented the item and the
revised site plan providing two additional parking spaces at the
rear of the property, taking access from Valmar Street.
The Commission then asked if staff's recommendation had changed
in light of this new site plan. Mr. Carney responded that staff
was addressing the concerns raised by the Commission at the
December 15, 1992 meeting regarding parking. He stated that
staff still felt that a daycare center for 16 children was not
compatible with this neighborhood.
Ms. Booth was asked by the Commission if she would amend her
application to a maximum of 10 children. She stated that she
would.
A motion was made to approve this application as amended to allow
for a daycare center with a maximum of 10 children with the
additional parking being constructed at the rear of the property
as per the revised site plan. The motion passed with a vote of
9 ayes, 1 noe and 1 absent.
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