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HomeMy WebLinkAboutZ-6925 Staff AnalysisOctober 26, 2000 ITEM NO.: 13 FILE NO.: Z-6925 NAME: Dorothy Casey Day Care - Conditional Use Permit LOCATION: 2216 South Martin Street OWNER/APPLICANT: Mark S. Jerdan / Dorothy Casey PROPOSAL: To obtain a conditional use permit for a day care for 16 children maximum to be located in an existing single family house with no exterior changes other than additional parking on property zoned R-3, Single Family Residential, located at 2216 South Martin Street. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the west side of South Martin Street, a few houses south of 22nd Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned R-3, Single Family Residential, and is surrounded by R-3 and R-4, Two Family Residential zoning. The area consists of mostly single family, with some duplex residential houses. The proposed site contains a single family house. Staff believes the proposed use would be compatible with the neighborhood. The Love and Stephens Area Faith Neighborhood Associations, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: The site contains an existing drive for Martin with one parking space. The applicant proposes to add one additional parking space in line with the existing one so not to disturb the residential nature of the site more than necessary. An October 26, 2000 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6925 additional space for off-site parking would be provided next door immediately to the north on the day care owner's property. The day care would require one parking space for every 10 children and one for each employee, so 3 spaces would be required for the 16 capacity day care. Since one of the three spaces would be off-site, that equals 33% of the required spaces. The ordinance only allows 25% of the parking to he off-site. So a variance would be required for the higher percentage of off site parking. Staff believes that would be reasonable and preserve the residential look of the area. 4. SCREENING AND BUFFERS: No comments. 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY, FIRE DEPT., AND CATA COMMENTS: Water: Contact the Water Works if additional and/or larger meters) are required. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKT_p,: No comments received. Entergy: Approved as submitted. Fire Department: Approved as submitted. CATA: Site is close to bus route #16 and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for a day care center for up to 16 children in an existing house located on R-2 Single Family Residential zoned property. The day care would operate from 6 a.m. to 6 p.m. Monday through Friday and have two employees. No changes are proposed to the exterior of the existing 2 October 26, 2000 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z-6925 house so siting criteria is not an issue. The site is in a quiet residential neighborhood on a low travel -volume street. The proposed use is small for a day care center and shouldn't generate much traffic. The applicant proposes to have two on-site and one off-site parking spaces. That would result in 33% of the parking being off-site compared to the ordinance allowance -of 25%. A variance would be required. Staff would support that variance since it would help maintain more of the residential look of the property. The applicant has also agreed to and requested that this requested use be limited to her alone. If she sells or gives up the day care, the permit would expire and the property would revert to single family. The applicant does not plan to have any signage. Staff believes the proposed use should be compatible with the neighborhood and have a minimal adverse impact with proper screening of the playground area. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. c. The C.U.P. would be valid only for this applicant and if she sells or gives up the day care or moves from the next door property located at 2208 S. Martin, the permit would expire and the property would revert to single family. Staff also recommends approval of the variance for reduced on-site parking to two spaces and a 33% (1 space) off site parking space. SUBDIVISION COMMITTEE COMMENTS: (OCTOBER 5, 2000) Dorothy Casey was present representing her application. Staff gave a brief description of the proposal, briefly reviewing the comments provided to the applicant. 3 October 26, 2000 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: Z-6925 Staff asked the applicant if she was planning any, signs on site and she said she was not. A short discussion took place about parking and how to minimize the loss of the residential nature of the site. Additional discussion took place regarding screening to the north and south. The applicant noted that she had requested a waiver of screening on the north side abutting her property, but would let the existing hedge grow for screening to the south. There was also a short discussion about limiting this C.U.P. to her alone and if she sells or gives up the day care, the permit would expire and the property would revert to single family. She indicated agreement to that limitation. She also stated she had no plans for signage. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) Dorothy Casey was present representing her application. There were no registered objectors present. Staff presented the item with a recommendation for approval, to include the variance for reduced on-site parking, subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. Staff also reiterated that the C.U.P. would be valid only for this applicant and if she sells or gives up the day care or moves from the next door property located at 2208 S. Martin, the permit would expire and the property would revert to single family. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations. The vote was 10 ayes, 0 nays and 1 absent. 4