HomeMy WebLinkAboutZ-5648 Staff Analysisn January 26, 1993
ITEM N 13 FILE NO.: Z-5648
NAME:
LOCATION•
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location.
Ryles Daycare Center - Conditional
Use Permit
5700 McClellan Drive
John A. Ryles
The applicant proposes to convert
this existing R-2 zoned single
family residence into a daycare
center for 40 children with four
employees. In addition to
operating during the traditional
daytime hours, the applicant
proposes to remain open into the
evening to meet the childcare needs
of those attending evening adult
education classes at McClellan High
School.
This site is located at the northwest corner of McClellan
Drive and Southboro Drive, abutting the east perimeter of
McClellan High School.
2. Compatibility with Neichborhood
This property is on the west perimeter of a single family
and two family residential neighborhood. Directly west of
and adjacent to the site is the McClellan High School
campus.
A daycare center of this magnitude is a substantial
commercial operation and would generate considerable traffic
through the residential subdivision. The proposed daycare
center does not appear to be compatible with the
neighborhood.
3. On -Site Drives and Parking
A daycare center for 40 children with four employees
requires eight spaces for employee parking and on-site
loading/unloading. The applicant proposes to construct nine
head -in parking spaces taking access off of McClellan Drive.
McClellan Drive dead -ends at the west boundary of this site.
There are no other driveways and no other traffic on this
end of McClellan Drive. The residence directly across
McClellan Drive faces Southboro Drive and takes access from
that street.
'January 26, 1993
SUBDIVI IO
ITEM N 13 (continued) FILE Z- r, 6A
4. Screening and BMffers
The applicant is proposing to construct a privacy fence
along the north property line to screen the adjacent
residence. There is a large hedgerow along Southboro Drive
which would help screen the proposed parking area from
traffic on that street. If the construction of the proposed
parking area is approved, it will be necessary for the
applicant to comply with the City's landscape and buffer
ordinances.
5. City Engineer Comments
The proposed parking design is not acceptable. The parking
area will need to be redesigned for employee parking and
loading/unloading.
6. Utility Comments
None as of this writing.
7_ Analysis
A daycare center designed for 40 children with four
employees is a substantial commercial operation and would
have a significant impact on the adjacent residential
neighborhood. Although staff recognizes the need for
daycare centers in close proximity to residential
neighborhoods, it is felt that an enterprise of this
magnitude is a true commercial operation and is not
appropriate for placement within a residential neighborhood.
8. Staff Recommendation
Staff recommends denial of this application as being too
intense and unable to comply with Ordinance requirements for
on-site parking and loading/unloading spaces.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 7, 1993)
The applicant was present. Staff presented the item and outlined
the concerns noted above. After a brief discussion of the
proposal and its relationship to the neighborhood, the Committee
determined that the proposed daycare center was an appropriate
use for this property. The discussion then moved to concerns
about the proposed parking design. Jerry Gardner, of the City
Engineer's Office, explained that the proposed parking design was
unacceptable and should not be approved.
V,
January 26, 1993
SUBDIVISION
ITEM NO.: 13 Continued FILE NO.: Z-5648
After a brief discussion, the Committee determined that on -street
parking along with the use of the existing on-site parking spaces
would be the best approach. It was felt that this was an
appropriate option in view of the fact that McClellan Drive is a
dead-end street and is not used by anyone other than those going
to this site.
The Committee then forwarded this item to the full Commission for
final resolution.
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 a staff
recommendation of denial. He informed the Commission that the
applicant had since amended his application reducing the size of
the daycare center to one with a maximum of 30 children.
Mr. Ryles addressed the Commission. He explained that the
location was no longer feasible to be used as a single family
home in part due to its proximity to the McClellan High School
campus. He stated that the home had been vandalized and
burglarized several times. Mr. Ryles further explained that he
had been approached by representatives of the neighborhood alert
center and the Community Development Center who had asked if he
would consider converting the structure into a daycare center.
He named several organizations who had expressed an interest in
operating the daycare center once approved, including McClellan
High School, the YMCA, the Teen Pregnancy Program, Project
Success, the Step Up Center and New Futures of Little Rock.
Commissioner McDaniel asked if Mr. Ryles would be running the
daycare center. Mr. Ryles responded that he would not, that it
would be one of the organizations he named earlier, perhaps
McClellan High School or the YMCA.
Commissioner McDaniel asked if the City was sponsoring the
proposal through the neighborhood alert center. Mr. Ryles stated
that the alert center was offering only moral support, no
financial support.
Commissioner McDaniel asked staff if the proposed reduction in
size from 40 children to 30 would affect the staff
recommendation. Jim Lawson, Director of the Department of
Neighborhoods and Planning, stated that 30 children was still too
many and could not be supported by staff.
f
January 26, 1993
SUBDIVISION
ITEM NO.: 13 (Continued) FILE NO.: Z-5648_
Commissioner Willis then asked if further consideration had been
given to parking since the City Engineer's Office had denied the
proposed parking plan. Mr. Ryles stated that he wished to
provide four spaces utilizing the existing driveway and carport
and then utilize McClellan Drive, located in front the structure.
He explained that McClellan Drive is a dead-end street, and not
utilized by anyone other than people going to this site.
Commissioner Putnam asked Mr. Ryles to explain his efforts to.
utilize the structure as a single family home. Mr. Ryles
explained that he had made an effort to remodel the structure
since he purchased it. He stated that the home was continually
vacant, in part due to its proximity to the entrance to the
school, and as a result it is often the subject of vandalism and
burglary.
Jerry Gardner of the City Engineer's Office then addressed the
Commission in opposition to the proposed parking design.
The Chairman then called the question. The vote was 1 aye,
9 noes and 1 absent, thus denying the application.
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