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HomeMy WebLinkAboutZ-6453-A Staff AnalysisFebruary 5, 1998 ITEM NO.: 31 NAME• LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z -6453-A Value Health - Conditional Use Permit South of Labette Drive, west of Barrow Road Bill Brandon and Bessie Sullivan/Pat McGetrick A conditional use permit is requested to allow for development of a nursing home on this site. The.property is currently zoned MF -12. An request is this agenda MF -18 rezoning item no. 32 on (Z-6453). The property is located west of John Barrow Road, at its intersection with Labette Drive. 2. Compatibility with Neighborhood: The property is located in an area occupied primarily by multifamily and office uses. Multifamily developments are located to the north, west and one block east of Barrow Road. The large area of 0-3 zoned property to the north is undeveloped. A large high school and another nursing home are located farther south on Barrow Road. A medical supply company is located on the POD zoned property adjacent to the east. The proposed use is compatible with uses in the area. The John Barrow, Twin Lakes and Brownwood Neighborhood Associations were notified of the public hearing. 3. On -Site Drives and Parkin : A 228 bed nursing home requires 228 parking spaces. The applicant proposes 220 spaces. A single access point, with individual entry and exit, onto Labette Drive is proposed. The applicant states that past experience with this type of use has shown that the proposed 220 parking spaces will be sufficient for staff, patients and visitors. February 5, 1998 SUBDIVISION ITEM NO.: 31 (Cont.) FILE NO.: Z -6453-A 4. Screening and Buffers: The proposed land use buffer width along the southern perimeter drops considerably below the 17 feet average required by ordinance. A 6 foot high opaque screen, either a wood fence with its face side directed outward or dense evergreen plantings are required along the southern and western site perimeters. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Any existing trees within the required land use buffers to the south and east should remain. The City Beautiful Commission recommends saving as many existing trees as feasible. Extra credit can be given toward compliance with the Landscape Ordinance when saving trees of 6 inch caliper or larger. 5. Public Works Comments: 1. Dedication of right-of-way is required to 60 feet wide for Labette Drive. 2. The reverse tangent on Labette Drive does not conform to City Ordinance. 3. Barrow Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way will be required to 45 feet from centerline for this 5 lane minor arterial. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct street improvements to Labette Drive including 5 foot sidewalks. 5. Stormwater detention ordinance applies to this property. 6. Eliminate drive way and access across Lot 1 parking lot. The driveway does not meet City Ordinance and creates traffic congestion at Barrow Road. 7. Driveway entrance on Labette Drive does not meet City Ordinance Sec. 31-210. 8. Grading permit will be required on this new development, if it disturbs more than one acre. 9. Barrow Road has a 1995 Average Daily Traffic count of 20,000 vehicles. February 5, 1998 SUBDIVISION ITEM NO.: 31 (Cont.) FILE NO.: Z -6453-A 6. Utility and Fire Department Comments: Water: A front foot charge of $15/ft. applies to the 12" main in an easement across this property. Any facilities which need to be relocated will have to be relocated at the expense of the developer. On site fire protection and RPZ backflow preventer required. Wastewater: Capacity Contribution Analysis required. Contact L.R. Wastewater Utility for details. Fire Department: Show location of fire hydrants. Southwestern Bell: 5' easement required along all interior lot lines. CATA: The nearest CATA bus route is on Kanis Road, two blocks to the north. 7. Staff Analysis: The applicant is requesting approval of a conditional use permit to allow for construction of a 228 bed nursing home on this vacant 6.59 acre tract. The property is currently zoned MF -12. An MF -18 rezoning request is item no. 32 on this agenda (Z-6453). Nursing homes are permitted in the MF -18 district through a conditional use permit, but not in the MF -12 district. The development consists of a single building for this nursing home, an accessory storage building, major street improvements and associated parking. The nursing home is designed with 6, 3 -story patient wings built around a central core containing offices, dining room, kitchen and other ancillary uses. The building will not exceed 37 feet in height. The MF -18 district has a height limit of 35 feet. This minor 2 foot height variance should have no impact on adjacent properties. The proposed use is compatible with the neighborhood which is comprised primarily of multifamily and office uses. There are minor issues which need to be addressed including the land use buffer width on the south and the alignment of Labette Drive which is to be built by the applicant. No signage plan was submitted. Staff recommends that one ground -mounted sign be allowed, no more than 64 3 February 5, 1998 SUBDIVISION ITEM NO.: 31 (Cont.) FILE NO.: Z -6453-A square feet in area and 6 feet in height (office and institutional district standards). 8. Staff Recommendation: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. The property is to be rezoned MF -18. 2. Compliance with the Public Works Comments 3. Compliance with Utility and Fire Department Comments 4. Compliance with the City's Landscape and Buffer Ordinances 5. The site is to have only one ground -mounted sign no more than 64 square feet in area and 6 feet in height. 6. Any site lighting is to be low-level and directional, aimed away from adjacent residential properties. Staff recommends approval of the requested parking variance. SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998) Pat McGetrick was present. Staff presented the item. There was a discussion of the Public Works concerns related to the alignment of Labette Drive and a possible entrance onto Barrow Road. The applicant was instructed to meet with Public Works Staff to resolve those issues. Mr. McGetrick explained his reasoning behind the reduced number of parking spaces. He stated that he would revise the site plan to address staff concerns. After a further brief discussion of various issues such as signs and landscaping, the Committee forwarded the item to the full Commission for final resolution. Mr. McGetrick was advised to submit a revised site plan within one week. STAFF UPDATE: A revised site plan was submitted which addressed Public Works concerns by eliminating the driveway out to Barrow and by realigning Labette Drive. The required 17 foot landscape buffer on the south was also provided. Two on-site fire hydrants are proposed. 4 February 5, 1998 SUBDIVISION ITEM NO.: 31 (Cont.) PLANNING COMMISSION ACTION: FILE NO.: Z -6453-A (FEBRUARY 5, 1998) The applicant was present. There were no. objectors present. Staff informed the Commission that a revised site plan had been received which addressed staff's concerns. Staff recommended approval of the conditional use permit subject to compliance with the conditions noted in the staff recommendation. Staff also recommended approval of the 8 space parking variance. The conditional use permit and parking variance were placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 61