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HomeMy WebLinkAboutZ-7482-B Staff AnalysisNovember 5, 2009 ITEM NO.: 2 FILE NO.: Z -7482-B NAME: Geyers Springs Church of Christ Day Care Center — Conditional Use Permit LOCATION: 6004 West 53rd Street OWNER/APPLICANT: Geyer Springs Church of Christ/ McGetrick and McGetrick PROPOSAL: A conditional use permit is requested to allow a day care center in the existing church building located on this R-2 zoned tract. SITE LOCATION: The site is located on the north side of West 53 d Street, one lot east of S. University Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of mixed use and zoning; including multifamily, commercial and industrial. The church has been a part of this neighborhood for many years. No changes are proposed for the buildings or driveways and parking. A day care and private school were previously located in the church. Allowing a day care center to utilize some of the church's existing facilities will not affect the church's continued compatibility with the neighborhood. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress and Geyer Springs Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: A day care center for up to 40 children with 6 employees will require 10 on-site parking spaces and adequate stacking area for drop-off and pickup of children. The main portion of the church property, located north of West 53rd street, contains over 150 parking spaces. An additional 125± parking spaces are located in a lot on the south side of the street. The drop-off/pickup point is to be located near the rear of the auditorium buil6ng, with access off of West 53r`' Street and more than sufficient stacking and parking space being available. November 5, 2009 ITEM NO.: 2 Cont. FILE NO.: Z -7482-B 4. SCREENING AND BUFFERS: No comments on this use -only issue. 5. PUBLIC VVORKS COMMENTS: 1. 53rd Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Due to the proposed use of the property, the Master Street Plan specifies that Geyer Springs Road for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Geyer Springs Road and 53�d Street. 4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. CenterPoint Energy: No Comments received. AT&T (SBC): No Comments received. Water: No objection. Fire Department: Additional fire hydrant is needed. Fire sprinklers may be required. County Planning: No Comments. CATH: This site is not located on a CATA bus route. A bus route is located just to the west, along University Avenue. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 8, 2009) Pat McGetrick was present representing the application. Staff presented the item and noted some additional information was needed regarding signage, site 2 November 5, 2009 ITEM NO.: 2 (Cont.) FILE NO.: Z -7482-B lighting, and dumpster location and screening. Staff asked the applicant to specify which building was to be used for the day care and to indicate the area for drop-off/pickup of students. It was noted that there appeared to be adequate stacking and parking space on the site to accommodate this small day care use (30 — 40 students). Public Works Comments were presented. Fire Department Comments were noted regarding placement of a fire hydrant and the possible requirement of fire sprinklers. Mr. McGetrick was advised to respond to staff issues by Wednesday, October 14, 2009. The Committee forwarded the item to the full Commission. STAFF ANALYSIS Geyer Springs Church of Christ is requesting approval of a conditional use permit to allow a day care center to be operated within a portion of the existing church facilities. The day care center is proposed to have an enrollment of up to 40 students with 6 employees. Days and hours of operation are Monday through Friday, 6:00 a.m. to 7:00 p.m. The main part of the church campus is located on the north side of West 53`d Street and contains a 150- space parking lot, the auditorium building, a two-story education addition, a separate two-story classroom building and a playground. Located on the south side of West 53`d Street is a 125± space parking lot and a smaller office building. The day care center is proposed to be located in a portion of the two-story education addition, northeast of the auditorium building. The playground is located adjacent to the north of the building. Drop-off and pickup of children will occur at the north end of the auditorium building, with access and stacking of vehicles located within the existing parking lot. No changes will be made to the site to accommodate the day care other than for the possible addition of a small, ground mounted sign on West 53`d Street. No new site lighting will be added. The dumpster and "required screening are located at the north end of the main parking lot. The applicant submitted responses to the issues raised at Subdivision Committee and has agreed to comply with Public Works and Fire Department Comments. There is no bill of assurance for this acreage tract. To staff's knowledge, there are no outstanding issues. Allowing a portion of this existing church facility to be used for a small day care center is, in staff's opinion, an appropriate use for the site. 3 November 5, 2009 ITEM NO.. 2 Cont. FILE NO.: Z -7482-B STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the conditions outlined in Sections 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (NOVEMBER 5, 2009) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 7 ayes, 0 noes, 2 absent and 2 open positions. El