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HomeMy WebLinkAboutZ-7907 Staff AnalysisSeptember 29, 2005 NO.: E FILE NO.: Z-7907 NAME: Keziah's Day Support Center Adult Day Care Center — Conditional Use Permit LOCATION: 4124 Southern Street OWNER/APPLICANT: Deborah Ryans/Connie Henderson PROPOSAL: A conditional use permit is requested to allow use of the existing structure on this R-3 zoned property for an adult day care center with a maximum enrollment of 10 clients. 1. SITE LOCATION: The site is located outside of the city limits but within the City's extraterritorial jurisdiction. The property is located on the southwest corner of Southern and Riffel Streets, in College Station. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located on the fringe of a sparsely -developed residential neighborhood. The four block area north of the site, extending along Frazier Pike, is occupied by several other institutional uses; including a nursing home, head -start program, county health clinic and civic center. This property has in the past been used by the nursing home for residential care, classes and laundry facility. Uses to the south, west and east include vacant lots and a scattering of single family homes. Allowing use of the site for a day time, day care use with a maximum enrollment of 10 clients should be compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the College Station Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The property has no on-site parking and drives. Drop-off of clients will occur at the front (Southern Street) entrance. This continues the non- conforming pattern, which has been in use for many years when the property was used by the nursing home across the street. The applicant has an agreement to utilize the nursing home parking lot, which is located directly across the street. This day care use is required to have five parking spaces based one space for each of the four employees and one space for drop-off and pickup. Staff supports a parking variance to allow the off-site parking and drop-off as proposed. September 29, 2005 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7907 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: No Comments. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Service available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. An additional fire hydrant is recommended. This hydrant would have to be installed at the expense of the developer. Contact Central Arkansas Water regarding procedures for installation of the hydrant. Fire Department: Approved as submitted. County Planning: The applicant must petition the Pulaski County Planning Board for a waiver of the 40 foot setback requirement for commercial structures that are adjacent to residential properties. Contact Ashley Pope at 340-8260. CATH: A CATA Bus Route is located along Frazier Pike, one block north of the site. SUBDIVISION COMMITTEE COMMENT: (AUGUST 11, 2005) The applicant was not present. Staff introduced the item and noted there was little additional information that was needed. Staff noted the need for a parking variance. Ashley Pope, Director of Pulaski County Planning, stated the applicant would need to contact her office to determine if it was necessary to go to the County Planning Board. Staff stated they would contact the applicant to get the needed information; including signage, site lighting, fencing and weekend hours. 2 September 29, 2005 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z-7907 The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The R-3 zoned lot located at 4124 Southern Street in College Station is occupied by a one-story, brick and frame, residential structure and a detached block building. The property is outside of the city limits but within the City's extraterritorial zoning jurisdiction. Until April 2005, the property was used in conjunction with the nursing home which is located across Southern Street to the north. The principal building was used for many years for assisted living housing and later for classroom instruction for employees of the nursing home. The detached block building at the rear of the lot contained the nursing home's laundry facilities until similar facilities were recently built on the nursing home property. The applicant is requesting approval of a conditional use permit to allow use of the principal structure on this lot as an adult day care center. No use is proposed at this time for the other building. The day care will have a maximum attendance of 10 participants and 4 employees. Days and hours of operation are proposed as Monday through Friday, 7:30 a.m. to 4:00 p.m. Occasional weekend service will be available upon request. If needed, weekend hours will correspond to weekday hours. Signage at this time consists of a wall sign. In the future, a 24 square foot, 6 foot tall ground sign may be placed in the front yard. The entire property is enclosed by a 6 foot tall chain-link and wood fence. Lighting consists of porch lights and street lights. No new lighting is proposed. The 1905 bill of assurance is illegible but likely does not address use issues. There is no on-site parking. This use requires five on-site parking spaces. There is, however, a degree of nonconformity associated with parking at this site. For many years, the property has been used in conjunction with the nursing home located across the street. Parking has taken place on the nursing home parking lot and drop-off of clients has occurred at the front gate of this site, adjacent to Southern Street. The applicant proposes to continue that arrangement. While the availability of on-site parking is typically an issue of concern when staff reviews similar proposals, circumstances are different for this site. The nonconforming history of the site, the sparce development and low traffic volumes in the area and the parking agreement provided by the nursing home cause staff to support the requested parking variance for this use. Staff is supportive of the requested conditional use permit. To staff's knowledge, there are no outstanding issues. 3 September 29, 2005 SUBDIVISION 19: I►VA 10rem : 11111111K•T,Ta STAFF RECOMMENDATION: FILE NO.: Z-7907 Staff recommends approval of the requested conditional use permit subject to compliance with the comments and conditions outlined in Section 6 of the agenda staff report. Staff recommends approval of the requested parking variance subject to the parking agreement being continued with the nursing home which is located across Southern Street. PLANNING COMMISSION ACTION: (SEPTEMBER 1, 2005) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had not correctly followed the notification procedure and the item needed to be deferred. There was no further discussion. The item was placed on the Consent Agenda and deferred to September 29, 2005 with a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "Staff Recommendation" above. There were no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. to