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HomeMy WebLinkAboutZ-6233 Staff AnalysisJanuary 9, 1997 ITEM NO.: 13 FILE NO.: Z-6233 NAME• LOCATION• OWNERIAPPLICANT• PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location• Smith - Conditional Use Permit 1500 S. Peyton Street Anna L. Smith A conditional use permit is requested to allow a day care center within one-half of an existing duplex. The property is zoned R-4. The site is located on the west side of S. Peyton Street, approximately three blocks south of west 12th Street. 2. Compatibility with Neighborhood: The properties to the south, north (across West 15th Street), and east (across Peyton Street) are made up primarily of single-family residences. There are also several duplexes in this general area. Edward's Custom Iron Works is located immediately west of this site. There is also an existing commercial use to the northwest (across West 15th Street). The proposed day care center should not have an adverse effect on the surrounding properties. The Oak Forest CDBG Neighborhood Association has been notified of the public hearing. 3. On -Site Drives and Parking: The applicant proposes to access the property at two points; one from West 15th Street (northwest corner of the property) and one from Peyton Street (southeast corner of the property). The proposed use requires three (3) parking spaces; one (1) space for the proposed employee, one (1) loading and unloading space (12 children), and one (1) space for the residential half of the duplex. The site plan complies with this requirement. January 9, 1997 SUBDIVISION ITEM NO.: 13(Cont.)FILE NO.: Z-6233 4. Screening and Buffers: A six foot high opaque screen, either a wooden fence with its face side directed outward or evergreen shrubs, should be provided along the sites southern perimeter to provide screening from the adjacent residential property. 5. Public Works Comments: Dedicate corner radial right-of-way at intersection, West 15th Street is a 21 foot chipseal and Peyton Street is a 26 foot curb and gutter street. Construct improvements on West 15th Street to 1/2 of residential street standards. Repair of any curb and gutter or sidewalk that is damaged in the public right-of-way is responsibility of the property owner and would need to be facilitated prior to certificate occupancy. All driveways shall be concrete aprons per City ordinance. Property frontage needs to have the sidewalks and ramps installed to the current ADA standards, with any planned construction. 6. Utility Comments: No Comments 7. Staff Analysis: The applicant is requesting a conditional use permit to allow a day care center within one-half of the existing duplex at 1500 S. Peyton Street. The property is zoned R-4. The applicant is requesting the day care as a temporary use, for two (2) years. The applicant is proposing the day care to have a maximum of twelve (12) children and one (1) employee. The day care will be located in the south half of the duplex and the property owner (applicant) will live in the north half. The proposed use requires three (3) parking spaces; one (1) space for the proposed employee, one (1) loading and unloading space, and one (1) space for the residential half of the duplex. There are two (2) existing concrete parking spaces on the west side of the structure. The applicant is proposing two (2) gravel parking spaces on the east side of the structure, as noted on the site plan. The applicant is requesting a variance to allow the two (2) non -paved parking spaces. The applicant is making this request since the use is proposed as only temporary. 2 January 9, 1997 SUBDIVISION ITEM NO.: 13 Cont. FILE NO.: Z-6233 The applicant is also proposing a deferral of right-of- way dedication and street improvements to West 15th Street, as required by Public Works. The applicant is requesting the deferral for two (2) years. Public Works staff is recommending approval of the deferral request. With the industrial and commercial property located immediately west and northwest of this site, the proposed temporary day care use should not have an adverse effect on the neighborhood. 8. Staff Recommendation: Staff recommends approval of the conditional use permit with the following conditions: 1. The day care is to be temporary, for two (2) years, as proposed by the applicant. 2. Compliance with the screening and buffer comments 3. Public Works recommends approval of a two (2) year deferral of the required right-of-way dedication and street improvements. Other Public Works Comments apply. 4. Staff recommends approval of the variance request to allow two (2) gravel parking spaces, given the fact that the proposed use will be temporary. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996) Anna smith was present, representing the application. Staff gave a brief description of the proposal. Staff explained that the applicant is requesting a variance to allow two gravel parking spaces and that the applicant is proposing the day care use at this site to be temporary, for two (2) years. David Scherer, of Public Works, reviewed his comments with the Committee. He stated that since the use is proposed to be temporary, that Public Works could support a deferral of right-of-way dedication and street improvements for a period of two (2) years. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. 3 January 9, 1997 SUBDIVISION ITEM NO.: 13(Cont.-)FILE NO.: Z-5233 PLANNING COMMISSION ACTION: (JANUARY 9, 1997) 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 10 ayes, 0 nays and 1 absent. 4