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Home My WebLink AboutZ-3832 Staff AnalysisAugust 31, 1982 Item No. 7 - Z-3832 Owner: Jyothi McMinn Applicant: Ben McMinn Location: 5419 Kavanaugh Boulevard Request: Conditional Use Permit for a Montessori Infant Care Facility in the "R-21' District ORDINANCE DESIGN STANDARDS: 1. Site Location The property is located immediately east of Polk Street on the south side of Kavanaugh Boulevard, next to a two-story red brick apartment building which sets on the corner. Land uses in the block are a mixture of single family, multifamily and duplex residential. The block abuts the Forest Heights shopping area to the west and a post office to the north. 2. Compatibility with Neighborhood The block is at present residential in character with no business or other nonresidential activity. 3. On -Site Drives and Parkin The site is served by a circular drive off Kavanaugh with little or no storage capacity and high traffic conflict potential. The lot is also served by an alley along the east side which provides little service. 4. Screening and Buffers The block has many trees and some shrubbery along the property lines, but this lot is somewhat exposed. STAFF ANALYSIS AND RECOMMENDATION: Staff has no specific comment on the case at this time but will respond as necessary at the public hearing. SUBDIVISION COMMITTEE ACTION: The Committee voted to approve this item subject to the applicant meeting with the neighbors and agreeing to some reasonably acceptable standards and subject to meeting other elements of the planning process. The vote was 4 ayes, 0 noes and 1 absent. August 31, 1982 Item No. 7 - Continued PLANNING COMMISSION ACTION: There were ten persons present in objection. The group spokesman, Mr. Frank Wills, addressed the Commission at length. Mr. Ben McMinn was present to represent the application. A lengthy disucssion was held with the following result: A motion to recommend approval to the City Board was made and seconded, subject to several items being resolved by staff and the City Engineer. Conditions stated are: 1. The staff is to determine the use potential of the addition and limit the addition to 700 square feet. 2. The staff/city engineer is to review and approve the circular drive off Kavanaugh Boulevard. 3. The drive and parking off of the alley is to be reviewed for conformance. 4. Applicant to commit in writing that no additional zoning actions will be taken for a period of five years. 5. The use is to be limited to 25 students. 6. The staff to review screening plan. 7. The use is to operate 8:00 a.m. to 5:00 p.m., five days per week during the normal school months - September through May. 8. The conditional use permit is to run with the ownership and will expire with his operation of and use of the daycare center. The vote on the motion was 7 ayes, 2 noes and 2 absent. May .11, 1982 SUBDIVISIONS Item No. 8 - Z-3832 NAME: Fair Park Day -Care Center Conditional Use LOCATION: 2501 Fair Park Boulevard OWNER/APPLICANT: E.O. Krouse/Beverly E. Russell PRnPnRAT. r To allow the use of this property as a day-care center.* Note: This property is currently being used as a day-care center. Application for conditional use has been made as a result of Code Enforcement violation. ORDINANCE DESIGN STANDARDS: 1. Site Location This property is located in a predominantly single family residential neighborhood. There are two exceptions to the single family use. They are a church that is located immediately north of this proprty and the U.A.L.R. Day -Care Center which is on the west side of Fair Park and at the opposite end of the block. 2. Compatibility with Neighborhood The day-care use is not compatible with the surrounding area. 3. On -Site Drives and Parki There are no drives or on -site parking on this property. 4. Screeninq and Buffers The applicant is proposing to use the existing trees and shrubs to fulfill the screening and buffer requirements. 5. Analysis Staff has serious reservations about this proposal. Staff expects that this use does and will have a negative impact on the neighborhood. May 11, 1982 SUBDIVISIONS Item No. 8 - Continued Traffic generation and parking constitute the most difficult problems associated with this particular site. Traffic moving southbound on Fair Park would have to make a left turn on a crest of a hill which staff feels would impede the traffic flow on Fair Park. The ordinance requires that off-street parking be provided at a rate of one space per employee, and loading and unloading spaces at a rate of one per each 10 children. It does not appear that the applicant has made or has plans to make adequate provisions to meet these aforementioned deficiencies. 6. Staff Recommendation Denial as filed. 7. Subdivision Committee Recommendation: (5-4782) Applicant submitted a letter requesting deferral until the June 15, 1982, Planning Commission meeting. The Committee voted 5 ayes, 0 noes and 0 absent to defer this item until the June 15, 1982, Public Hearing. Planning Commission__Action: 10 ayes, 0 noes and 1 absent to defer this item until the June 15, 1982, meeting. May 11, 1982 SUBDIVISIONS Item No. 8 -- Z-3832 NAME: Fair Park Day -Care Center Conditional Use LOCATION: 2501 Fair Park Boulevard OWNER/APPLICANT: E.O. Krouse/Beverly E. Russell DpnprIgAT. To allow the use of this property as a day-care center.* Note: This property is currently being used as a day-care center. Application for conditional use has been made as a result of Code Enforcement violation. ORDINANCE DESIGN STANDARDS: 1. Site Location + This property is'located in a predominantly single family residential neighborhood. There are two exceptions to the single family use. They are a church that is located immediately north of this proprty and the U.A.L.R. Day -Care Center which is on the west side of Fair Park and at the opposite end of the block. 2. Com atibility with Neighborhood The day-care use is not compatible with the surrounding area. 3. On -Site Drives and Parkin There are no drives or on -site parking on this property. 4. Screening and Buffers The applicant is proposing to use the existing trees and shrubs to fulfill the screening and buffer requirements. 5.. Analysis Staff has serious reservations about this proposal. Staff expects that this use does and will have a negative impact on the neighborhood. May 11, 1982 SUBDIVISIONS Item No. 8 - Continued Traffic generation and parking constitute the most difficult problems associated with this particular site. Traffic moving southbound on Fair Park would have to make a left turn on a crest of a hill which staff feels would impede the traffic flow on Fair Park. The ordinance requires that off-street parking be provided at a rate of one space per employee, and loading and unloading spaces at a rate of one per each 10 children. It does not appear that the applicant has made or has plans to make adequate provisions to meet these aforementioned deficiencies. 6. Staff Recommendation Denial as filed. 7. Subdivision Committee Recommendation: (5-4-82) Applicant submitted a letter requesting deferral until the June 15, 1982, Planning Commission meeting. The Committee voted 5 ayes, 0 noes and 0 absent to defer this item until the June 15, 1982, Public Hearing. /1j /// ifr� boa e + .4, P it L'-•..�,JJ`d-w� / v�f 3 AAZee4 . fl .Side ":5 mac%[ �a�-+'-�Fo Mom- 7fi oe"d /1/�ef �1�✓L fi t/1 M. 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