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HomeMy WebLinkAboutZ-8533 Staff AnalysisApril 22, 2010 ITEM NO.: 10 FILE NO.: Z-8533 NAME: Abundant Grace Apostolic Church Adult Day Care Center — Conditional Use Permit LOCATION: 5000 Young Road OWNER/APPLICANT: Abundant Grace Apostolic Church PROPOSAL: A conditional use permit is requested to allow an adult day care center to be located in a portion of the existing church building on this R-2 zoned, '/z acre ± tract. SITE LOCATION: The property is located on the north side of Young Road, one lot west of Portsmouth Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of mixed zoning and uses, between the Wakefield Neighborhood and Interstate 30. Several acres of undeveloped R-5 and MF-12 Multifamily zoned property are located adjacent to the north. The residential neighborhood is located further north. An 0-3 zoned parking lot is adjacent to the east. Two other 0-3 zoned properties, one containing a Union Hall and the other containing a vacant office building, are located further to the east. Undeveloped property and two non-residential buildings are located across Young Road to the south. Interstate 30 is just south of those properties. Single family homes are located to the west. The church has been at this site for many years. Allowing the proposed day care use should 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, Upper Baseline and Wakefield Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The typical parking requirement for a day care is one space per employee plus one space for every client (day care attendee). This day care is proposed to have a maximum enrollment of 30 persons with up to 10 employees, requiring 13 parking spaces. The church site has a paved April 22, 2010 ITEM NO.: 10 Cont.) FILE NO.: Z-8533 parking lot, which will accommodate the required number of parking spaces. Access is off of a single driveway onto Young Road. 4. SCREENING AND BUFFERS: 1. Any expansion of the vehicular use area or building or any remodeling of the building exceeding fifty (50%) percent of its replacement cost will cause compliance with the City's Landscape Ordinance. 2. Any outside use area should be screened from adjacent residential properties. 5. PUBLIC WORKS COMMENTS: 1. Young Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way thirty (30) feet from centerline will be required. The centerline of the right-of-way is not shown on the survey. 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. A change in building use may require the need for backflow prevention use at this facility. Please contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. If required the installation of an approved reduced pressure zone backflow preventer assembly (RPZ) will be needed on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. FA April 22, 2010 ITEM NO.: 10 (Cont. : Z-8533 Fire Department: Additional fire hydrant and building sprinklers may be required. Contact the Fire Marshall's office. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (APRIL 1, 2010) The applicants were present. Staff presented the item and requested additional information on signage, fencing and number of employees. Staff asked that any outdoor use area be indicated. In response to a question from staff, the applicants stated a church would continue to be on the site. Staff asked the applicants to contact Building Codes officials to determine if the proposed change would require any changes to the building to satisfy building codes. Public Works, Utility and Landscape Comments were noted. It was noted that the R-5 zoned property adjacent to the north was undeveloped and heavily wooded. It was determined that no additional screening of this adjacent property should be required since the church wasn't proposing any new development or new parking. The applicants were advised to respond to staff issues by Wednesday, April 7, 2010. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Abundant Grace Apostolic Church occupies the R-2 zoned, '/z acres ± tract located at 5000 Young Road. The property contains a two-story, 6,000 square foot building and an asphalt paved parking lot. The church is requesting approval of a conditional use permit to allow use of a portion of the building for an adult day care center with a maximum enrollment of 30 persons. The proposed day care will be located on the lower level of the facility. Days and hours of operation are proposed as Monday through Friday, 7:00 a.m. to 4:00 p.m. The day care will start with 2 employees. As it grows to its maximum capacity of 30 persons, it is anticipated that there will be up to 10 employees. A small yard area is located behind the building. This yard is enclosed by a chain link and wood fence. This area will be used to allow participants the opportunity to go outside when weather permits. A single ground mounted sign is located in front of the building. That sign will be modified to include information about the day care. The sign appears to slightly exceed 6 feet in height and is approximately 24 square feet in area. Staff believes the height of the sign should 3 April 22, 2010 ITEM NO.: 10(Cont,)FILE NO.: Z-8533 remain as is, with any new additions being mounted below the existing sign panel. No new fencing will be added. An existing chain link and wood fence is located along the rear and sides of the property. The applicants did meet with building code and fire marshal personnel. The fire marshal inspected the site and only minor modifications are required to accommodate the day care; such as smoke detectors, emergency lights and a fire extinguisher. To staff's knowledge, there are no outstanding issues: Allowing the addition of a small day care to this existing church appears to be an appropriate use. There is no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. The ground mounted sign is to be limited to the existing sign height and no more than 64 square feet in area. 3. Compliance with applicable building and fire codes. PLANNING COMMISSION ACTION: (APRIL 22, 2010) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the comments and conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. :! SUBDIVISION COMMITTEE COMMENTS APRIL 1, 2010 ITEM NO.: 10. ABUNDANT GRACE APOSTOLIC CHURCH ADULT DAY CARE CENTER CONDITIONAL USE PERMIT - 5000 YOUNG ROAD Z-8533 Planning Staff Comments: 1. Submit a current —updated survey. 2. Locate and describe any outdoor use area. 3. Will a church continue to be located here? 4. Provide signage plan. 5. Locate and describe any proposed new fencing. 6. Provide number of employees. 7. Contact Building Codes officials at 371-4875 to determine if this change in use will trigger any building codes issues. 8. There is no Bill of Assurance for this acreage tract. Variance/Waivers: • None requested. Public Works: 1. Young Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way thirty (30) feet from centerline will be required. The centerline of the right-of-way is not shown on the survey. Utilities and Fire Department/County Plannin Wastewater: Sewer available to this project. Entergy: Approved as submitted. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: No objection. A change in building use may require the need for backflow prevention use at this facility. Please contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. If required the installation of an approved reduced pressure zone backflow preventer assembly (RPZ) will be needed on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Additional fire hydrant and building sprinklers may be required. Contact the Fire Marshall's office. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planninia Division: No Comments. ITEM NO.: 10. CON'T (Z-8533) Landscape: 1. Any expansion of the vehicular use area or building or any remodeling of the building exceeding fifty (50 %) percent of its replacement cost will cause compliance with the City's Landscape Ordinance. 2. Any outside use area should be screened from adjacent residential properties. Other: Submit responses to staff issues and four (4) copies of revised site plan (if required) no later than Wednesday April 7, 2010. Required notices must be sent via certified mail not later than April 7, 2010 and proof of notice returned to staff by April 16, 2010.