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Z-5650 Staff AnalysisJanuary 26, 1993 STEM NO.: 14 FILE NO.: Z- r, 6 Q NAME: LOCATIQN: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Easter Daycare Center - Conditional Use Permit 3218 West 16th Street Rev. Isaiah Easter The applicant proposes to convert this existing R-3 zoned single family residence into a daycare center for 20 children with three employees. The site is located on the north side of West 16th between Brown and Allis Streets. 2. Compatibility with Neighborhood The vast majority of the adjacent neighborhood is zoned R-3, with some small spot zoning of R-4, R-5 and a single lot zoned C-3. The uses in the immediate vicinity are single family residential with a few two family residences. 3. On -Site Drives and Parkina A daycare center for 20 children with three employees requires five spaces for employee parking and on-site loading/unloading. The applicant is proposing no on-site parking spaces. 4. Screening and Buffers The playground area should be enclosed with a 6 foot opaque fence to adequately screen the adjacent residences from the outdoor activity. 5. City Engineer Comments Off-street parking is required. 6. utility Comments None as of this writing. January 26, 1993 SQBDIVISIC ITEM NO.: 14 (Continued) FILE N Z-5650 P.nalysis_ The applicant proposes to convert a 900± square foot residential structure located on a 35 foot wide lot into a daycare center for 20 children. The structure sits less than 4 feet from the side property lines and the adjacent residences are also located within 5 feet of the property line. Staff feels that a proposal for a daycare utilizing this small structure on this extremely narrow lot would have too great of a negative impact on the adjacent residences. There also appears to be no way for the applicant to comply with ordinance requirements for on-site parking and drop- off/pickup spaces. 8. Staff Recommendation Staff recommends denial of this application as being an inappropriate use of this property and unable to comply with ordinance requirements for on-site parking and drop-off/pickup spaces. SUBDIVISION C MITTEE COMMENT: (JANUARY 7, 1993) The applicant was present. Staff presented the item and outlined the concerns noted above. Several committee members voiced concerns over this proposed daycare center's impact on adjacent neighbors in view of the close proximity of the homes to the property lines. Additional concern was raised over the lack of parking. It was noted that only one car can park in front of this house because of the narrowness of the lot. After a discussion between Rev. Easter and the Committee, it was determined that he should reduce his request to a daycare for 10 children with two employees. Rev. Easter agreed to this proposal and also agreed to enclose the playground area with a six foot opaque fence. The Committee then forwarded this item to the full Commission for final resolution. 2 January 26, 1993 s©HDIVISIVN ITEM N 14 (continued) FILE NO.; Z - 565Q PLANNING COMMISSION ACTION: (JANUARY 26, 1993) The applicant was not present, having left the meeting prior to this item being heard. There was one objector present. Dana Carney of the Planning staff presented the item and a staff recommendation of denial. He informed the Commission that the applicant had amended this application, reducing the size of the daycare center to allow for a maximum of 10 children. Mrs. Wilma Marks, of 3208 West 16th Street, addressed the Commission in opposition to the proposed daycare center. She expressed concern over the lack of parking and the congestion that would be caused on the narrow street. She presented a petition from the neighborhood in opposition to the application. A motion was made to approve the staff recommendation of denial. In response to a question from Commissioner Willis, Mr. Carney informed the Commission that Rev. Easter had stated that he would run the daycare center and that his wife and daughter would be the other employees. Rev. Easter had stated that his family lived within two blocks of this site and could walk to the daycare, thus eliminating the need for employee parking spaces. Mrs. Marks again addressed the Commission and stated her opposition to the proposal. A vote was then taken on the motion to approve the recommendation of denial. The vote was 7 ayes, 0 3 abstentions (Chachere, Oleson and Willis). The was denied. 3 staff noes and application