HomeMy WebLinkAboutZ-5982 Staff AnalysisMay 16, 1995
ITEM NO.: 17 FILE NO.: Z-5982
NAME:
LOCATION:
OWNER/APPLICANT:
PROP❑ AL:
ORDINANCE DESIGN STANDARDS:
1. Site Location:
Son of God Ministries Church and
Day Care Center - Conditional Use
Permit
2924 Ware Street
Son of God Ministries/Pat Stewart
A conditional use permit is
requested to allow for the
implementation of a day care center
program utilizing the educational
building of this existing R-2 zoned
church and for the construction of
new parking lots on the church
property. The proposed day care
center will have a maximum
enrollment of 70 children, ages 6
weeks to 12 years. A three year
deferral of the requirement to pave
the proposed parking lot is
requested.
The church site is located at the northwest corner of West
30th and Ware Streets, south of the Broadmoor Subdivision.
2. Compatibility with Neiclhborhood:
This existing church has been located at this site for many
years. The church occupies one full city block within a
neighborhood which is primarily single family residential.
In addition to the single family residences, the
neighborhood also contains Southwest Junior High School and
abuts Boyle Park. The applicant proposes to utilize the
existing, one story—church education building for the day
care center. Since the applicant proposes to utilize one
building of this existing institutional use and to provide
much needed parking, the proposed day care center should be
compatible with the neighborhood.
3. On -Site Drives and Parking:
The church site currently contains only a gravel parking lot
located at the southwest corner of the site. The applicant
proposes to construct two paved parking lots which will
May 16, 1995
SUBDIVISION
ITEM NQ.: 17 (Cont.) - FILE NO.: Z-5962
serve the needs of both the church and proposed day care
center. Once completed, the site will have paved parking
for approximately 56 vehicles. The applicant is requesting
a three year deferral of the paving requirement, during
which time the existing, gravel parking lot will continue to
be used by both the church and the day care.
4. 5cxeening and Buffers:
A 6 foot tall opaque screen is required between the parking
lot and the residential property adjacent to the north. The
new parking lots must be designed in compliance with the
City's Landscape and Buffer ordinances. Curb and gutter or
another approved border is required to protect landscaped
areas from vehicular traffic. Provide screening along the
south and east perimeters of the playground to protect those
residences across 30th and Ware Streets.
5. City Engineer's Comments_:
Dedicate right-of-way on 30th and Ware Streets to 25 feet
from centerline. Construct Master Street Plan Improvements
on all three abutting streets or apply to the City Engineer
for a hardship In -Lieu contribution of 15% of the
construction costs or seek a waiver or deferral from the
Board of Directors. Provide stormwater detention analysis.
Driveways proposed are in conflict with the Ordinance;
reduce number and relocate.
6. Utility Comments:_
No comments
7. Staff Analysis:
Son of God Ministries Church, an existing church located on
the R-2 zoned property at 2924 Ware Street, is requesting a
conditional use permit to allow for the implementation of a
day care program utilizing the church education building.
In addition to the day care program, the church is seeking
permission to construct two paved parking lots containing
approximately 56 vehicle parking spaces. A three year
deferral of the paving requirement is requested. During
that three year period, the existing, gravel parking lot
located at the southwest corner of the site will continue to
be utilized.
The proposed day care center will have a maximum enrollment
of 70 children, ages 6 weeks to 12 years old. The proposed
hours of operation are Monday -Friday, 6:30 a.m. to 6:00 p.m.
0q
May 16, 1995
SUBDIVISION
ITEM 17_(Cont. FILE NO.: Z-5 82
The church is an established institutional use in this
residential neighborhood and the applicant is proposing to
utilize existing church facilities. The site currently has
no on-site parking which meets City Code standards. There
is only an unimproved, gravel parking lot located at the
southwest corner of the site. The applicant proposes to
construct properly paved and landscaped parking.
Staff believes the proposed establishment of a day care
center within this existing church is a reasonable use for
the site which will have minimal impact on the surrounding
neighborhood. Additionally, the proposed new parking should
benefit the neighborhood by providing approximately 56
properly paved and landscaped on-site parking spaces. As
such, staff is supportive of the application.
8. taff Recommendation:
Staff recommends approval of the application subject to
compliance with the following conditions:
Compliance with the City Engineer's Comments
Compliance with the City's Landscape and Buffer
Ordinances
Screening is to be placed along the south and east
perimeters of the playground area to protect those
residences located across 30th and ware Streets.
The maximum size ground -mounted sign for the day care
center is to be limited to that allowed in office and
institutional zones.
Any lighting proposed for the parking lots is to be
low-level and directional, aimed away from adjacent
residential properties.
Staff also recommends approval of the requested three year
deferral to allow continued use of the existing gravel
parking lot. At the end of three years, the required paved
and landscaped parking lots are to be constructed.
SUBDIVISION COMMITTEE COMME T:
(APRIL 27, 1995)
The applicant was not present. Staff presented the item and
noted the City Engineer and Landscaping/Screening requirements
outlined above.
David Scherer, of the City Engineer's Staff, explained in greater
detail the comments from his office. He pointed out some changes
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May 16, 1995
SUBDIVISION
ITEM 17 ant FILE Z- 82
that needed to be made in the design of the proposed parking lots
and driveways. He recommended that two small parking lots
proposed for the southeast corner of the site be eliminated as
they were in violation of the ordinance.
Bob Brown, Plans Review Specialist, discussed briefly the
required landscaping and screening. He pointed out a deficiency
in the interior landscaping for the proposed parking lot at the
southwest corner of the site.
The Committee determined that there were no other outstanding
issues and forwarded the item to the full Commission.
PLANNING COMMIS ION ACTIQN: (MAY 16, 1995)
The applicant was present. There were no objectors present.
Staff presented the item and informed the Commission that a
revised site plan had been submitted which addressed staff
concerns. There were no other outstanding issues.
The item was placed on the Consent Agenda and approved subject to
the conditions outlined in the staff recommendation. The
Commission also approved the requested 3 year deferral to allow
continued use of the existing gravel parking lot. The vote was
it ayes, 0 noes and 0 absent.
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