TITLE
Recommendation to receive supporting documentation into the record, conclude the public hearing, deny the appeal of Gloria Calixto and uphold the decision of the Planning Commission to deny a Conditional Use Permit to establish a teen counseling center (18 years and under) to include tutoring, substance abuse and general counseling services in an existing legal nonconforming commercial building located at
420 Grand Avenue within the R-3-T residential zone. (District 3)
DISCUSSION
On December 2, 2010, the Planning Commission considered a Conditional Use Permit request to establish a teen counseling center (18 years and under) to include tutoring, substance abuse and general counseling services in an existing legal nonconforming commercial building in the R-3-T zone (town house or row house residential district on small lots). After a lengthy hearing where surrounding residents and property owners spoke in opposition to the project and 16 letters of opposition were submitted (Exhibit A - Planning Commission Adopted Findings and Letters), the Planning Commission unanimously denied the request. The applicant filed an appeal on December 13, 2010 (Exhibit B - Appeal Form) and contends that the decision was based on prior unrelated conduct and should be reversed.
The subject property is located on the east side of Grand Avenue north of 4th Street within a residential district (R-3-T)(Exhibit C - Location Map). The site is an 8,700-square-foot lot (58 feet by 150 feet) and improved with a two-story 6,950-square-foot commercial building originally constructed as a nursing home in 1954. The surrounding properties to the north, east and south are all residentially zoned and improved with residential structures. The property to the west is zoned commercial, but also improved with a residential structure. The site is also located in the Parking Impacted Area. The property was last licensed as a residential care facility in 2007.
The Zoning Code allows a non...
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