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HomeMy WebLinkAboutSite PlanPlanning Commission Memo To: Planning Commission Members From: Kari Barker, Associate Planner Date: November 14, 2011 Item: Special Use Permit to operate a Neighborhood Commercial Use-#2011-44– Lifeworks Services, Inc.–615 Vermillion Street Planning Commission ActionRequested: The Planning Commission is asked to review an application for aSpecial Use Permit to operate a Neighborhood Commercial Use.Lifeworks Services, Inc.has submitted an application to run a day training facilityat St. Luke’s Churchlocated at615 Vermillion St. Lifeworks is a daytraining facility who serves people with developmental disabilities. Lifeworks intends toutilize Todd Hall along withone office and one classroominthe church. Hours of operation areproposed to beMonday through Friday from 7:30 am-4:30 pm. There wouldbe approximately thirty-five peoplein the facility;about fifteenthat would gooff site for the day. Background Information: Comprehensive Plan Classification The 2030Comprehensive Plan designates the property as I-Institutional. Zoning Classification The subject property is zoned R-2, Medium Density Residentialand is also designated as a Historic Special Use Permits to operate a Neighborhood Commercial Use Property.are allowed upon review of the City Council.A Special Use Permit is required due to the current zoning of the church. Adjacent Zoning and Land Use The following land uses abut the property DirectionExisting UseZoningComp Plan NorthResidentialR-2Commercial EastFuneral HomeR-2Commercial SouthResidentialR-2Commercial WestVermillion St.n/aRoad Comments from Neighbors Notice has been sent to neighboring residents. Staff did not receive any phone callsfrom neighboringresidentsrequesting additional information. Ordinance155.07 Special Provisions: (F)Neighborhood commercial. (1)Any business related activity occurring on the premises shall not cause any adverse changes to the residential character of the neighborhood; The proposed Neighborhood Commercial Use will not cause adverse changes to the residential character of the neighborhood. (2)Adherence to the minimum parking standards of § 155.09; The parking lot of the intended property has approximately forty off-street parking spaces, of which ten to fifteen spaces wouldbe utilized. There is adequate parking for both the intended Neighborhood Commercial Use and the church particularly as the parking lot is utilized by the church mainly on Sunday mornings. (3)The operation of any retail business, unless it is conducted entirely by mail, is prohibited. On-site sales shall be limited to those clearly incidental to services provided in the dwelling; There will not be a retail component to the proposed Neighborhood Commercial Use. (4)Operation of any business shall be in conformance to the residential character of the neighborhood; The proposed Neighborhood Commercial Use will be in conformance to the residential character of the neighborhood. (5)Location of the property shall be considered. Properties not fronting on a major roadway or adjacent to a commercial zoning district may be unsuitable for operation of a neighborhood commercial uses; The proposed Neighborhood Commercial Use will be located in a property that fronts a major roadway. (6)Any exterior changes necessary to conduct the business shall be sufficiently screened, properly designed, or separated by distance so as to be consistent with existing adjacent residential uses and compatible with the residential nature of the neighborhood; The proposed Neighborhood Commercial Use will not require any exterior changes. Any future exterior changes would require approval by the Heritage Preservation Commission. (7)Shipment and delivery of products, merchandise, or supplies shall be limited to between 7:00 a.m. and 6:00 p.m. and shall occur only in single rear axle straight trucks or smaller vehicles normally used to serve residential neighborhoods; This will be placed on the Resolution as a Condition of Approval. (8)Any interior changes necessary to conduct the business shall comply with all building, electrical, mechanical, and fire codes governing the use in a residential occupancy; This will be placed on the Resolution as a Condition of Approval. (9)Signage may consist of not more than 1 single faced unlighted wall sign per home with a maximum area of 2 square feet; This will be placed on the Resolution as a Condition of Approval. (10)The conduct of the business shall not generate noise, glare, vibrations, fumes, odors, or electrical interference detectable to normal senses outside of the dwelling unit. In the case of electrical interference, no equipment or process shall be used which creates visual or audible interference in any radio or television; The business would not generate noise, glare, vibrations, fumes, odors, or electrical interference detectable to normal senses outside of the dwelling unit. (11)No traffic shall be generated by the business in greater volumes than would normally be expected in a residential neighborhood. The home occupation shall not increase parking requirements by more than 4 additional parking spaces at any given time in addition to the parking spaces required by the occupants. Any need for parking generated by the conduct of the home occupation shall be met off of the street; Five parking spaces would be utilized at all times for the vans the business utilizes. An additional five to ten parking spaces would be utilized Monday-Friday for staff parking. The Planning Commission is asked to approve the Neighborhood Commercial Permit with the additional parking requirements. (12)No business shall be allowed which jeopardizes the health and safety of city residents; and The intended business would not jeopardize the health or safety of city residents. (13)The Fire Marshal may conduct a fire safety inspection of the space proposed to be used for the home occupation. Occupancy shall meet all applicable fire codes prior to opening for business as well as thereafter. The Fire Marshal conducted a fire safety inspection and found no concerns. Recommended Action: Motion to approve of the Special Use Permit for a Neighborhood Commercial Use to the City Council with the following conditions: 1)Compliance with applicable building codes and permits. 2)The Heritage Preservation Commission must review and approve any exterior modifications and signage. 3)Any interior changes necessaryto conduct the business shall comply with all building, electrical, mechanical, and fire codes governing theuse in a residential occupancy. 4)Signage may consist of not more than 1 single faced unlighted wall sign with a maximum area of 2 square feet. 5)Shipment and delivery of products, merchandise, or supplies shall be limited to between 7:00 a.m. and 6:00 p.m. and shall occur only in single rear axle straight trucks or smaller vehicles normally used to serve residential neighborhoods. 6)Approval is subject to a one year Sunset Clause; if significant progress is not made towards construction of the proposal within one year of City Council approval, the approval is null and void. Financial Impact: N/A Advisory Commission Discussion: N/A Council Committee Discussion: N/A Attachments Location Map Application Site Location Map Site Location 615 Vermillion St TextText Site Location 7th Street