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HomeMy WebLinkAboutZ-7373 Staff AnalysisApril 3, 2003 ITEM NO.: 14 FILE NO.: Z-7373 NAME: Johnson Day Care Center— Conditional Use Permit LOCATION: 9101 Geyer Springs Road OWNER/APPLICANT- Lolita Johnson PROPOSAL: A conditional use permit is requested to allow a day care center in this R-2 zoned, single-family residence. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the east side of Geyer Springs Road, approximately one block south of Baseline Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located on an arterial street in an area of mixed zoning and uses. A variety of commercial uses are located north and west of the site, around the Geyer Springs/Baseline intersection. The R-2 zoned property to the north is occupied by a restaurant and a tutoring service. An area of office zoning continues down Geyer Springs, south of the site. A nonconforming mobile home park is adjacent to the east. One single family residence is adjacent to the south. In staff's opinion, this is an appropriate location for a day care. The use is compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress. Allendale, Windamere and OUR Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The day care is proposed to have four employees, including the applicant, and an enrollment of the children. Five on-site parking spaces are required. The property is currently served by a single -wide, paved , driveway. There is adequate space in the front of the property to construct the required parking and provide the proper ingress/egress to the site. April 3, 2003 ITEM NO.: 14 Cont.) FILE NO.: Z-7373 4. SCREENING AND BUFFERS: A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required along the northern, southern, and eastern perimeters of this site. If a parking area is to be developed, it will be required to be landscaped in accordance with zoning buffer and landscape ordinance requirements. 5. PUBLIC WORKS COMMENTS: 1. No boundary street improvements are required. 2. Stormwater detention ordinance may apply to this project if parking lot is constructed. The project would qualify for a contribution in -lieu of construction. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water if additional and/or larger meter(s) are required. Fire Department: Approved as submitted. County Planning: No Comments. CATA: Site is on bus routes #17 and 17A but has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003) The applicant was present. Staff presented the item and noted additional information was needed regarding signage, fencing and on-site parking. In response to a question from staff, the applicant responded that this was her home. The applicant stated the total enrollment would be 16 children, with fewer than that number being at the day care on some days. The applicant was 2 April 3, 2003 ITEM NO.: 14 {Cont. FILE NO.: Z-737 advised to meet with staff to determine the best way to place 5 parking spaces on the site. Public Works Comments were presented. Landscape Comments were noted. Staff informed the applicant that the new parking lot would need to be landscaped and screening would be required on the north, south and east perimeters. After discussing the issue, the Committee determined that screening should not be required on the north since that adjacent, R-2 zoned property is actually occupied by a commercial business. The applicant was advised to respond to staff issues no later than noon, Wednesday March 19, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned property at 9101 Geyer Springs Road is occupied by a one-story, brick and frame, single-family residence. The home sits some 61 feet off of the front property line and has a single -car driveway off of Geyer Springs Road. The owner/occupant of the home is requesting approval of a conditional use permit to allow her to operate a day care center from her home. The proposed day care center is to have 4 employees, including the applicant, and a maximum enrollment of 16 children. Although the day care is being operated in a single family residence, occupied by the caregiver, it is not a day care family home. Day care family homes are limited to a maximum enrollment of 10 children and are typically approved with only the occupant acting as caregiver. The applicant proposes to operate the day care from Monday through Friday, 5:45 a.m. — 6:00 p.m. One ground -mounted sign may be placed on the front of the property, not to exceed 6 feet in height and 32 square feet in area. The rear yard is currently enclosed by a 4 foot tall chain-link fence and will be used as play area. The applicant proposes to replace the chain-link fence with a 6 foot tall, wood, privacy fence. The applicant proposes to modify the driveway and to construct 4 parking spaces in front of the house. The parking space under the carport will remain, for a total of 5 parking spaces. There is enough depth to the front yard to actually construct 5 parking spaces, for a total of 6. Staff is supportive of the requested conditional use permit. The property is located at the edge of the neighborhood, on an arterial street. A larger area of commercial businesses is located adjacent to the north and across Geyer Springs, to the west. One single family home is adjacent to the south and a nonconforming mobile home parking wraps around the site on the south and east. Several, 0-3 zoned Office uses are located farther to the south, along Geyer Springs. The applicant has agreed to install the required parking and the day care is proposed to operate from 5:45 a.m. — 6:00 p.m. The site is located 3 April 3, 2003 ITEM NO.: 14 Cont. FILE NO.: Z-7373 on two CATA bus routes. In staff's opinion, this is an appropriate location for the proposed, relatively small, day care operation. On March 17, 2003, the applicant met with staff and responded to issues raised at Subdivision Committee, as detailed above. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with Public Works and Landscape Comments. 2. Signage is to be limited to one ground -mounted sign not to exceed 6 feet in height and 32 square feet in area. 3. The rear yard — play area is to be enclosed by a 6 -foot tall, wood privacy fence within 6 months. 4. The required, paved parking'is to be installed immediately. 5. The day care is to be limited to 4 employees, including the applicant, and a maximum enrollment of 16 children. Staff recommends a variance from the screening requirement on the north perimeter, since that adjacent property is actually occupied by commercial uses. PLANNING COMMISSION ACTION: (APRIL 3, 2003) The applicant was present. There were no objectors present. A letter of support had been submitted by SWLR United for Progress. A letter had also been submitted by the owner of the property adjacent to the north in which he voiced his concern that the applicant provide adequate parking on her site to accommodate the day care. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff recommended approval of a variance from the screening requirement on the north perimeter. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. I:!