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HomeMy WebLinkAboutZ-5935 Staff AnalysisJanuary 10; 1995 ITEM NO.: 9 FILE NO.• Z-5935 NAME• LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Pulaski Heights Methodist Church Day Care Center - Conditional Use Permit 4823 Woodlawn Avenue Pulaski Heights United Methodist Church A conditional use permit is requested to allow the phased development of a day care center/ preschool within this existing, R-2 zoned church facility. Pulaski Heights United Methodist church is located on the south side of Woodlawn Avenue, at its intersection with Spruce Street. 2. CoMpatibility Compatibilitywith Neighborhood The church itself has been located in this residential neighborhood for many years. Recent Planning Commission actions have allowed for the expansion of the buildings and parking lots. This proposed use will not require any physical expansion of the church facility. The proposed day care/preschool will be located within an existing education building. The existing playground will be used by the children and all required parking/drop-off areas are in place. There are currently activities at the site seven days a week. Staff believes that allowing the use of an existing education building for a day care/preschool operation will not adversely affect the church's continued compatibility with the neighborhood. 3. On -Site Drives and Parkin The church currently has approximately 175 on-site parking spaces in addition to an off-site parking lot located across Woodlawn Avenue. If the church's plans for the day care/preschool are fully realized, there will be a maximum of 80 children and approximately 10 employees. This generates a total requirement of 18 parking spaces plus a drop-off/pickup area. The site contains more than adequate parking and drop-off facilities. January 10; 199.5 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-5935 4. Screening and Buffers This proposed use requires no expansion of the building or the parking lot. The existing playground will be used with no expansion. The existing parking lot and playground were designed in compliance with the City's Landscape and Buffer ordinances. No addition screening or buffers are required. 5. City Engineer C rnm n s No comments 6. utility Comments No comments 7. Analysis Pulaski Heights United Methodist Church requests a conditional use permit to allow a three -phased development of a day care center/preschool within an existing education building on this R-2 zoned church site. The phasing program is as follows: a. Beginning in late May 1995, an all day program (7:30 a.m. to 6:00 p.m.) for children who have completed kindergarten through 5th grade. Enrollment would be approximately 35 children. b. When school begins in late August 1995, the program would convert to after school care (2:30 p.m. to 6:00 p.m.) for children in kindergarten through 6th grade. Care for the entire day (7:30 a.m. to 6:00 p.m.) would be offered when the public schools are dismissed. Enrollment during the school year would be approximately 25 students. C. Depending upon the success of the program, an all day (7:30 a.m. to 6:00 p.m.) preschool/day care might be added. The maximum enrollment for which the facility could be licensed is 80 children. The program will be contained within existing church facilities. The playground and all required parking/drop- off areas are already in place. The church has existed at this location for many years and there are currently activities at the site seven days a week. using part of the existing facilities for a day care/preschool, although a new facet of the church's ministry, is not introducing a new, non-residential element N January 10, 1995 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-5935 into the neighborhood. Staff is supportive of the requested conditional use permit. 8. Staff Recornmendation Staff recommends approval of the application. SUHDZVISION COMMITTEE COMMENT: (DECEMBER 22, 1994) Lynn Lindsey, Minister of Christian Education for Pulaski Heights United Methodist Church, was present. Staff presented the item and outlined the three-phase implementation plan for the day care/preschool. The Committee determined that there were no outstanding issues and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (JANUARY 10, 1995) Lynn Lindsey was present representing the application. There were objectors present. Staff presented the item and outlined the proposed phasing program for the day-care/preschool. Ms. Lindsey offered no additional comments at that time. Mrs. James Campbell, of 610 N. Spruce Street, addressed the Commission in opposition to the day-care/preschool. She stated that the proposed use would generate additional vehicle traffic which would have a negative impact on the neighborhood. Mrs. Campbell then read from a statement submitted by the Hillcrest Resident's Association which opposed the day-care/preschool. Stacy Pitman, of 105 Colonial Court, addressed the Commission in support of the application. She stated she was a member of the church and of the Hillcrest Resident's Association. Ms. Pitman stated she was unaware of any opposition from the resident's association. Chairman Chachere asked what the enrollment of the day-care center would be. Ms. Pitman responded that the enrollment in summer -care would be 35 children and the enrollment in after-school care would be 25 children. Ms. Lindsey explained that the church was obtaining approval for Phases I and II but also submitted to avoid having to reappear at a later date. She stated that she was Phase III if the Commission was opposed to 3 most concerned about that Phase III was before the Commission willing to withdraw it. January 10, 1995 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.; Z-5935 After further discussion, Ms. Pitman again addressed the Commission. She stated that notices were sent to the neighbors and a meeting was arranged to explain the proposal; and no neighborhood opposition came forward. She continued by stating that the church had been in the neighborhood for over 50 years and has generated vehicle traffic for all of those years. She concluded by stating that the proposed use would have no additional impact on the neighborhood. Commission Willis asked if it was possible to direct traffic onto the site in a manner so as to limit the traffic's impact on the neighborhood. Ms. Pitman responded that it was possible to work out such an arrangement. Jean Cockroft, representing the Board of the Hillcrest Resident's Association, addressed the Commission. She stated that the association opposed the day-care on the basis of the proposed enrollment of 80 children in Phase III. Commissioner Putnam stated he was concerned about 80 children being outside, on the playground, at one time. Dana Carney, of the Planning Staff, reiterated a statement that Ms. Lindsey had made earlier. She had pointed out that state regulations limit the number of children on the playground based on the square footage of play area available. Based on the size of the existing playground, no more than 25 children at a time can utilize it. Mr. Carney stated that the playground could not be enlarged to accommodate additional children without Commission approval. Commissioner Putnam stated that he would like to see additional buffering in the form of trees and shrubbery to further screen the playground. Ms. Lindsey stated that the church would comply with whatever staff recommended in the form of additional screening. A motion was made to approve the application with the that additional landscaping materials be placed around playground to further buffer it from the neighborhood. was 9 ayes, 0 noes, 0 absent and 2 abstaining (Rahman, 4 condition the The vote Walker).