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HomeMy WebLinkAboutZ-4942-A Staff AnalysisFebruary'21, 1995 ITEM NO.: 14 FILE NO.: Z -4942-A NAME: St. Paul United Methodist Church Day Care Center - Conditional use Permit LOCATION: 2223 Durwood Road MW RIAPPLICANT: St. Paul United Methodist Church by Betsy Glavin, Child Care Director PROPOSAL: A conditional use permit is requested to allow this existing church to operate a day care center with a maximum enrollment of 75 children with 10 employees. The proposed day care center will be located within the existing church building. A second, church owned lot is also included in the application. The day care center's playground is located on the rear portion of this second --lot. A residential structure occupies the front portion of the lot. At some point, this residential structure may be used by the church and day care as classroom space. Both Properties are zoned R-4. ORDINANCE DESIGN STANDARDS: 1. Site Location The property is located on the east side of Durwood Road, between Pine Valley and Hawthorne Roads. 2. Compatibility with Neighborhgod St. Paul United Methodist Church has been an element of this neighborhood for the better part of 50 years. The surrounding neighborhood is primarily single-family residential, however a small area of duplex residences is located adjacent to the west of the church site. A small neighborhood commercial center is located north of the church site, at Durwood and Hawthorne. By utilizing existing church facilities, the proposed day care center should have a minimal impact on the adjacent neighborhood. February'21, 1995 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-4942- 3. -4 42- 3. On-site Drives and Parking For years this church had no on-site parking. In December of 1987, the Planning Commission approved a conditional use permit to allow for the development of a 33 space parking lot just south of the main church building. This parking lot will be sufficient to meet the needs of the proposed day care center which requires a total of 17 on-site parking and loading/unloading spaces. 4. Screening and Buffer Although the playground area has been used by the church in the past, it has never been adequately screened from residences adjacent to the south and east. A six foot tall, opaque fence should be installed on the east and south perimeters of the playground area. 5. City Engineer Comments Extend sidewalk on Durwood Road to the south property line of the lot south of the existing parking lot. 6. Utility and Fire De ar ment C mments No utility comments. Little Rock Fire Department states no children can be put on the second floor of the building. 7. Analysis St., Paul United Methodist Church requests a conditional use permit to allow for the operation of a day-care center within this existing R-4 zoned church. The playground is located on the rear portion of the church owned lot directly south of the parking lot. The structure on this adjacent lot will continue to be used as a residence for the foreseeable future but, at some point, may be converted to classrooms which will be used by the church and the day-care center. The proposed day-care center will serve children six weeks to twelve years and will be open from 7:00 a.m. - 6:00 p.m., Monday through Friday. The center will serve as many as 75 children and will employ up to ten staff at full capacity. It is anticipated that full capacity will not be reached for some time-, therefore, the number of children and staff will be less until that date when full capacity is reached. K February 21, 1995 SUBDIVISION ITEM NO.: 1.4 (Cont.) FILE NO.: Z-494 2-A When considering a day care center of this magnitude, several factors must be taken into consideration. This first consideration is the introduction of an institutional use of this size into a residential neighborhood. St. Paul Methodist Church has been located in this neighborhood for many years. The church sanctuary has a seating capacity of 500. By utilizing the existing church facility, the day care center lessens the impact of adding another nonresidential use to the neighborhood. A second consideration is that of providing adequate parking and drop-off space for the proposed day-care center. There is an existing 33 space parking lot on the site. This parking lot is more than adequate to meet the day-care center's needs and is so designed that children can be dropped off and picked up at the building's entrance without vehicles having to be parked in the street. The applicant proposes to utilize the existing playground which is located south of the parking lot. Although this playground area has been used for some time, it has never been properly screened. A six foot tall, opaque fence should be installed on the east and south perimeters of the playground to screen it from adjacent residential properties. The applicant proposes a ground -mounted sign 2 feet by 3 feet in size. The sign will be placed on the lawn at the south end of the building, near the entrance to the day-care center. Staff believes the proposed day-care center to be a reasonable use for this property and supports the application. 8. Staff Recommendation Staff recommends approval of the conditional use permit subject to the following conditions: 1. Compliance with the City Engineer's Comments t 2. A six foot tall, opaque fence, with the finished side facing outward, being placed on the south and east perimeters of the playground. 3. Compliance with the Fire Department Comments 3 February -21, 1995 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -4942-A SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 2, 1995) Betsy Glavin, director of the proposed day-care center was present. Staff presented the item and noted the City Engineer, Fire Department and Screening comments outlined above. Ms. Glavin stated that those conditions would be complied with. After a brief discussion, the Committee determined that there were no other outstanding issues and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (FEBRUARY 21, 1995) The applicant was present. There were no objectors present. Staff presented the item and informed the Commission that there were no outstanding issues. The item was placed on the Consent Agenda and approved subject to the following conditions: 1. Compliance with the City Engineer's Comments 2. A six foot tall, opaque fence, with the finished side facing outward, is to be placed on the south and east perimeters of the playground. 3. Compliance with the Fire Department Comments The vote was 9 ayes, 0 noes and 2 absent. 4