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The development will bring some additional traffic to Fir Lane. Presently, this facility generates about 20 trips in the early morning drop off times and around 15 trips in the late afternoon pickup times. This includes staff vehicles which would also be parked in the city parking lot. Intermittent trip generation is expected the remainder of the day. The level of traffic will likely not exceed the amount of traffic that occurs on Fir Lane during the summer months on sunny days, and particularly sunny weekend days. No testimony was presented that would suggest that this level of traffic is incompatible with the neighborhood or adversely affects residents of the area. The traffic generated by this use will be during the week and will not coincide with the heaviest traffic usage of Fir Lane for purposes of access to the park. No other operating characteristics of this use were suggested to be incompatible with the surrounding area. The operating characteristics of the proposed development, including traffic involved with the use, will have minimal impact on the livability of abutting properties in the surrounding neighborhood. Section 9.702(b): The location, design, and related features of the proposed development will provide a convenient and functional living, working, shopping, or civic environment, and will be as attractive as the nature of the use and its location and setting warrant. The site design for the proposed child care facility, including the building and related features and outdoor activity areas and the availability of the existing parking area to the north allows a convenient and functional environment. There is close and immediate access from the parking area to the building itself. The site is large enough to comfortably accommodate an adequate play area and landscaping. Section 9.702(c): The proposed development will be consistent with applicable adopted neighborhood refinement plans, special area studies, and functional plans. Tax Lots 700 and 800 are located with the boundaries of the River Road /Santa Clara Urban Facilities Plan. The River Road /Railroad Avenue Subarea 2.5 Land Use Diagram delineates the area of Tax Lots 700 and 800 as appropriate for Low - Density Residential use. The park to the north, including the parking area that is part of this development site is designated park and open space in the Whiteaker Refinement Plan. Day care facilities are considered auxiliary uses in residential areas throughout the city plans and zoning ordinance. The use of the parking lot in the park area is 4 - FINDINGS OF HEARINGS OFFICIAL (CU 96 - 1) C: \FINDINGS \APRIL \CU -96 -1.403 (cjm)