HomeMy WebLinkAboutZ-4083 Staff Analysis• C
September 28, 1983
Item No. 5 - Z-4083
Applicant:
Address:
Warren Baldwin
39385 John Affolter Lane
Description: Long Legal
Zoned: "R-2" Single Family District
Request: Review and interpretation of Zoning
Ordinance relative to group home use of
subject site for "24 Hour Club"
Justification:
Zoning Ordinance makes no provision for this use except in a
broader context of institutional occupancy.
Present Use of
the Property: Six acre land area with one log
residence
Proposed Use of
the Property: A counseling home for women alcoholics
with some overnight boarding. There
would be four or five women living in
the house and caring for the structure
and the property.
STAFF REPORT
A. Engineering Issues
The only issue which could be design or construction
related is the access road from Taylor Loop which
crosses other private ownerships. It would be
appropriate should the Board allow this activity to
document the record with easement access rights.
B. Staff Analysis
This proposal was submitted to the Board of Adjustment
as a follow-up to a previous issue reviewed by the
Board several months ago. That issue was location of
the same activity on Woodlawn Street across from the
Hillcrest Safeway store. On that occasion, the issue
of interpretation was not resolved due to the site
being sold to another party. Mr. Warren Baldwin has
searched many areas of northwest and central Little
September 28, 1983
Item No. 5 - Continued
Rock with a view to locating a site with little or no
potential controversy. The site chosen and presented
here is well removed from urbanized land as is possible
and remain within the city limits. There are several
single family preliminary plats approved within
one-half mile radius and several large lot rural single
family. The balance of this area is natural wooded
terrain. The site is accessed by way of a narrow
gravel road from Taylor Loop and then to Highway No. 10
approximately three quarters of a mile. The site
contains a single log structure, which at one time was
a montessori school. It's most recent occupant is not
known to staff. The use as now proposed is, we feel, a
true group home concept in that a closed group of
persons will either live in or visit the site from time
to time for counseling purposes. A residential
atmosphere will be maintained about the structure with
permanent occupancy in mind. The ordinance definition
of group home is rather narrowly drawn and staff feels
that it is too limited. The request here is entirely
appropriate to the circumstances.
C. Staff Recommendation
Approval of the location as a group home and acceptance
of this activity as a group home within the definition
of the ordinance pertaining to family. We do feel that
several conditions pertaining to this site should be
resolved by the Board.
1. On-site parking to serve residents and visitors
should be paved.
2. No new buildings should be added to the site
without Board of Adjustment review.
I. A written assurance in the case file of access
rights.
4. An up-to-date survey with improvements indicated
should be provided for staff file.
BOARD OF ADJUSTMENT ACTION:
Mr. Warren Baldwin, the applicant, was present and made a
lengthy presentation of his request discussing the activity
level, the traffic generation and the occupancy average for
this use. Mr. Robert Wilson and several adjacent owners
made a presentation offering their concerns and objection to
the type of usage proposed with this request. Mr. Dean
September 28, 1983
Item No. 5 - Continued
Williamson and Mr. Clint Boshears, developers and owners of
adjacent subdivision land, expressed strong concern for the
effect on land values and future development potential of
this area of the City. A lengthy discussion of the proposal
followed. A motion was then made to accept this use as a
permitted use within the definition of family within the
Zoning Ordinance as it applies to this site. With the
attachment of the several items set forth in the staff
recommendation, the motion passed by a vote of 6 ayes,
2 nays.