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HomeMy WebLinkAboutZ-6216 Staff AnalysisNovember 21, 1996 ITEM NO.: 23 FILE NO.: Z-6216 NAME: LOCATION: OWNERIAPPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Holy Cross Day Care - Conditional Use Permit 1306 Abigail Street Rev. William S. Easter/ Holy Cross Missionary Baptist Church A conditional use permit is requested to allow for the temporary operation of a day care within the existing residential structure at 1306 Abigail Street. The property is zoned R-3. The site is located on the west side of Abigail Street, approximately 1 1/2 blocks south of West 12th Street. 2. Compatibility with Neighborhood: This general area is predominately single-family in nature with a mixture of office and commercial uses 1 1/2 blocks north along West 12th Street. The proposed use should not have an adverse effect on the surrounding properties. 3. on -Site Drives and Parking: Access to the site is gained by utilizing a single driveway from Abigail Street. Three parking spaces (one per employee) and two drop - of f spaces (one per 10 children) are required by ordinance. The applicant proposes to have the employees park at the Holy Cross Missionary Baptist Church (approximately 5 blocks away) and be shuttled to the day care. The applicant also states that four vehicles can be parked along the north side of the structure if necessary. November 21, 1996 SUBDIVTSION ITEM NO.: 23 (Cont. ) FILE NO.: Z-6216 The applicant proposes to utilize the single -car driveway and the alley (as recommended by Public Works) as area to drop-off children. 4. Screening and Buffers: The proposed playground area should be screened with a six foot high opaque wood fence with its face directed outward from the residential properties to the north, south and west. 5. Public works Comments: Abigail Street is a 25 foot pavement, dedication of right-of-way to 25 feet from centerline for this commercial use will be required. There are some concerns about drop-off plan of the permitted 30 students. Applicant should investigate the use of the alley and discuss it with the neighbors that take access from the alley for its use for drop off for the students. This is a temporary use of this residential structure and thus no objection. 6. utility Comments: No comments 7. staff Analysis: The applicant, Holy Cross Missionary Baptist Church, is requesting a conditional use permit to allow for the temporary operation of a day care within the existing residential structure at 1306 Abigail Street, zoned R-3. The church wishes to establish the day care at this site and move it to the existing church site when an education building is constructed. The Holy Cross Missionary Baptist Church will begin construction of an education building at 4800 West 12th Street in January 1997. when the education building is complete (10-12 months) the day care will be moved into it from 1306 Abigail Street. At that time the structure at 1306 Abigail Street will revert back to a single- family dwelling. Therefore, the conditional use permit is proposed on a temporary basis until January 1, 1998 (approximately 13 1/2 months). The hours of operation for the day care will be from 6:30 a.m. to 5:30 p.m. Monday through Friday. 0� November 21, 1996 SUBDIVISION ITEM NO.: 23 (Cont.) FILE NO.: z-6216 The applicant proposes to place one wall sign on the front of the structure which will identify the day care. The sign will conform to ordinance requirements. As noted earlier, the proposed day care is licensed for a maximum of 30 children which will require three employees. The applicant has informed staff that an enrollment of approximately 20 children will be maintained at the 1306 Abigail Street site. Therefore, three parking spaces (one per employee) and two drop-off spaces (one per 10 children) are required by ordinance. The applicant proposes to have the employees park at the Holy Cross Missionary Baptist Church site (approximately 5 blocks away) and have them shuttled to the day care at 1306 Abigail Street. The applicant also states that up to four vehicles can be parked along the north side of the structure if necessary. The applicant proposes to utilize the single -car driveway and the alley (as recommended by Public Works) as areas to drop-off children. As noted in the Screening and Buffers Comments, the proposed playground area should be screened, with a six- foot high opaque wood fence with its face side directed outward, from the residential properties to the north, south and west. Due to the temporary nature of this conditional use permit, the applicant is requesting a variance from this screening requirement. The property is bounded by an alley to the south, a vacant lot to the west and a single-family residence to the north. Based on the fact that the conditional use permit is proposed as a temporary use, as a location for the church to get a start on their day care program, it should not have an adverse effect on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit with the following conditions: 1. The conditional use permit is to be temporary, until January 1, 1998 only. 2. Compliance with the Public Works Comments 3. Due to the unusual parking and drop-off arrangement associated with this site, staff 3 November 21, 1996 SUBDIVISION ITEM NO.: 23 (Cont. FILE NO.: Z-6216 recommends that the enrollment be limited to twenty (20) children. 4. Staff also recommends approval of the requested variance to eliminate the screening requirement on the south and west sides of the playground area only, since the property abuts an alley to the south and a vacant lot to the west. 5. Staff recommends that the screening fence be constructed along the north property line to screen the existing residences. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 31, 1996) Rev. William Easter, of the Holy Cross Missionary Baptist Church, was present, representing the application. Staff gave a brief description of the proposal. There was a brief discussion regarding the use of the alley to drop-off children. Rev. Easter stated that only one residence (immediately south of 1306 Abigail Street) takes access from the alley. He stated that he would check with that neighbor and verify that they have no problem with the day care using the alley. Bob Brown, Site Plan Review Specialist, reviewed his comment with the Committee regarding the screening of the playground area. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (NOVEMBER 21, 1996) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of 9 ayes, 0 nays and 2 absent. 4