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HomeMy WebLinkAboutZ-4803 Staff AnalysisApril 7, 1987 SUBDIVISIONS Item 14 NAME: Brookside Circle Day -Care Center (Z-4803) LOCATION• The south side of Brookside Circle just west of Brookside Drive (#5 Brookside Circle) OWNER/APPLICANT: Edd G. and Beverly A. Taylor To convert an existing 1,800 square feet single family structure to a home care/day-care center with a capacity of 14 children on a lot that is zoned "R-2." The hours of operation would be from 7:30 a.m. to 5 p.m., Monday through Friday. ORDINANCE DESIGN STANDARDS: 1. Site Location This site is located on a residential street (Brookside Circle) . 2. Compatibility with Neighborhood Brookside Circle is a cul-de-sac that is residential in character. The site is abutted on all four sides by single family uses. The single family located to the north is above the grade of this structure. This property is not well suited for a full day-care center use. The property does not have an on-site drop off area and Brookside Circle empties into a very busy collector street (Brookside Drive). A full day-care center is not compatible with the surrounding area. April 7, 1987 SUBDIVISIONS Item 14 - Continued -- 3. On -Site Drives and Parkin The site contains one access drive approximately 91x 35' on Brookside Circle. No on-site drop off or parking area has been proposed. 4. Screening and Buffers The applicant has proposed using the existing fences and foliage to meet Landscape Ordinance requirements. 5. Analysis The staff does not feel that a full day-care center use would be compatible with the surrounding area (see note #2) . The location of this property on a dead-end street (cul-de-sac) would exacerbate the negative impact on the adjacent single family uses. The staff feels that 14 children is too many, but would consider supporting up to 10 children allowed by a special use permit. 6. City En ineer Comments 7. Staff Recommendation The staff recommends withdrawal and/or denial of the conditional use permit and recommends approval of a special use permit allowing up to 10 children if the applicant so desires. SUBDIVISION COMMITTEE REVIEW: The applicant was present and stated that he had talked with all his neighbors and that no one had any problem with his proposal. A brief discussion ensued. The applicant indicated he still hoped to pursue a conditional use permit which would allow 14 children capacity. April 7, 1987 SUBDIVISIONS Item 14 - Continued PLANNING COMMISSION ACTION (4-7-87) The Planning staff offered its recommendation and in the process outlined the reasons for our support of a special use permit on the site with a limit of 10 children. The applicant, Mr. and Mrs. Taylor, were present. Both offered arguments in support of their proposal. They each added additional information to the application. In the course of their discussion, it was determined that the application was generated by contact with both the State of Arkansas Social Services agency and the City of Little Rock Zoning Enforcement Office. A lengthy discussion of the proposal followed. The principle points of discussion centered on access and parking, the total numbers of children, the potential for other caregivers on the site, and neighborhood support for the application. At the end of this discussion, it was determined that the land use issue was the primary concern, and the discussion indicated that the Commission felt the use appropriate to the site with certain limitations. A motion was made to approve the conditional use permit subject to several conditions. These conditions being: 1. The operators of this day-care center must occupy this residence as their principle residence. 2. The use will be limited to 14 children. 3. This conditional use permit is to run with the Taylor's ownership and occupancy of the premises and will terminate if the property is sold or they move from the premises. 4. The hours of operation are to be 7:30 a.m. to 5:30 p.m., five days per week. 5. There are to be no other employees on the premises. This motion passed by a vote of 8 ayes, 2 noes and 1 abstention (Dorothy Arnett). e April 7, 1987 SUBDIVISIONS Item 14 NAME: Brookside Circle Day -Care Center (Z-4803) LOCATION: The south side of Brookside Circle just west of Brookside Drive (#5 Brookside Circle) OWNER/APPLICANT: Edd G. and Beverly A. Taylor PROPOSAL: To convert an existing 1,800 square feet single family structure to a home care/day-care center with a capacity of 14 children on a lot that is zoned "R-2." The hours of operation would be from 7:30 a.m. to 5 p.m., Monday through Friday. ORDINANCE DESIGN STANDARDS: 1. Site Location This site is located on a residential street (Brookside Circle). 2. COm2atibility with Neighborhood Brookside Circle is a cul-de-sac that is residential in character. The site is abutted on all four sides by single family uses. The single family located to the north is above the grade of this structure. This property is not well suited for a full day-care center use. The property does not have an on-site drop off area and Brookside Circle empties into a very busy collector street (Brookside Drive). A full day-care center is not compatible with the surrounding area. April 7, 1987 SUBDIVISIONS Item 14 - Continued 3. On -Site Drives and Parki The site contains one access drive approximately 9'x 35' on Brookside Circle. No oil -site drop off or parking area has been proposed. 4. Screeninq and Buffers The applicant has proposed using the existing fences and foliage to meet Landscape Ordinance requirements. 5. Analysis The staff noes not feel that a full day-care center use would be compatible with the surrounding area (see note #2). The location of this property on a dead-end street (cul-de-sac) would exacerbate the negative impact on the adjacent single family uses. The staff feels that 14 children is too many, but would consider supporting up to 10 children allowed by a special use permit. 6. City Engineer Comments 7. Staff Recommendation The staff recommends withdrawal and/or denial of the conditional use permit and recommends approval of a special use permit allowing.up to 10 children if the applicant so desires. SUBDIVISION COMMITTEE REVIEW: The applicant was present and stated that he had talked with all his neighbors and that no one had any problem with his proposal. A brief discussion ensued. The applicant indicated he still hoped to pursue a conditional use permit which would allow 14 children capacity. April 7, 1987 SUBDIVISIONS Item 14 - Continued PLANNING COMMISSION ACTION (4-7-87) The Planning staff offered its recommendation and in the process outlined the reasons for our support of a special use permit on the site with a limit of 10 children. The applicant, Mr. and Mrs. Taylor, were present. Both offered arguments in support of their proposal. They each added additional information to the application. In the course of their discussion, it was determined that the application was generated by contact with both the State of Arkansas Social Services agency and the City of Little Rock Zoning Enforcement Office. A lengthy discussion of the proposal followed. The principle points of discussion centered on access and parking, the total numbers of children, the potential for other caregivers on the site, and neighborhood support for the application. At the end of this discussion, it was determined that the land use issue was the primary concern, and the discussion indicated that the Commission felt the use appropriate to the site with certain limitations. A motion was made to approve the conditional use permit subject to several conditions. These conditions being: 1. The operators of this day-care center must occupy this residence as their principle residence. 2. The use will be limited to 14 children. 3. This conditional use permit is to run with the Taylor's ownership and occupancy of the premises and will terminate if the property is sold or they move from the premises. 4. The hours of operation are to be 7:30 a.m. to 5:30 p.m., five days per week. 5. There are to be no other employees on the premises. This motion passed by a vote of 8 ayes, 2 noes and 1 abstention (Dorothy Arnett).