Agenda Item Title:
23PD019 - Appeal of the Planning Commission's Decision on a Final Planned Development to allow a mission with no overnight lodging
Origination Group:
Planning Commission
Origination Meeting Date:
08/10/2023
City Council Hearing Date:
09/05/2023
Petitioner:
TerraSite Design for Hope Center
Staff Contact:
Tanner Holanen, Current Planner II
Location:
630 East Boulevard North
Agenda Item Summary:
The applicant has submitted a Final Planned Development Overlay to allow a mission with no overnight lodging at 630 East Boulevard North. The property is comprised of 0.46 acres of land zoned General Commercial District and currently contains a warehouse that has a building footprint of 12,360 square feet. The existing building is two stories or 20.7 feet in height and has a gross floor area of 16,545 square feet. The warehouse was constructed in 1947 which predates the current Zoning Ordinance, as a result, the east rear yard setback abutting a street is legal non-conforming. This property was previously occupied by a millwork company. The subject property is proposed to be the new location of the Hope Center currently located at 615 Kansas City Street. The Hope Center is a nonprofit organization that provides a variety of support services to those living in poverty and without homes. It is the goal of the center to provide a safe and secure place for community members of all ages to utilize. The current location has a capacity of 62 people and on average provides services to 200 guests daily. The new location is intended to better accommodate the increased number of guests and to expand current services. The center has three full-time and two part-time staff members and needs four to six volunteers each day to facilitate the services provided. With this new location, it is anticipated that an additional two to three staff members will be hired and an additional 10 volunteers will be recruited per week. The majority of the guests walk to the center, those that drive are typically in the center for short periods of time. The hours of operation are expected to remain the same as their current location and are Monday through Thursday from 8:00 am to 4:00 pm and Friday from 8:00 am to 2:30 pm. In June of this year, the Hope Center hired a full-time security guard to monitor guests and activities inside and outside the property. The full-time employee is responsible for screening clients as they enter the facility to ensure that no one under the influence of alcohol or drugs comes into the building. There are ten security cameras installed at the current location and will be transferred to the new facility which has the capability to expand to 16 cameras. The applicant has indicated that security lights, cameras, and signage will be used to discourage guests from congregating at the center outside of normal business hours. The applicant is hopeful that the larger interior space of the new facility will in general reduce loitering outside of the center. The intended use is classified as a mission in the Rapid City Municipal Code which is a Conditional Use in the General Commercial District. As per §17.04.490 of the Rapid City Municipal Code, a mission is defined as “an activity providing personal assistance on a nonprofit basis to individuals of an indigent status. The assistance must include food and/or shelter and may, in addition, include religious instruction, counseling and other incidental services customarily provided by missions.” The applicant has indicated that the Hope Center works with many other agencies in order to best assist their guests, some of these agencies include: Journey On, Pennington County Housing, Pennington County Victim’s Assistance, Rapid City Police Department Quality of Life Unit, South Dakota Department of Labor, South Dakota Department of Social Services, South Dakota Department of Health, The Salvation Army and University of South Dakota Sanford School of Medicine. As per §17.50.340.C.1 of the Rapid City Municipal Code, in commercial zoning districts, no fence or wall over four feet in height shall be erected or maintained in any required front yard. The site plan submitted identifies a proposed six-foot screening fence within the required front yard in the northwest corner of the property. The applicant has indicated that the site plan will be revised to remove this fence prior to the submittal of a Building Permit. Prior to the approval of a Building Permit, the site plan must be revised to comply with fencing requirements in §17.50.340 of the Rapid City Municipal Code, or a Major Amendment to the Planned Development must be obtained. Based on the existing impacts to the neighborhood at their current location, staff is recommending that the Final Planned Development Overlay be reviewed by the Planning Commission in six months from the date the use is initiated to review the impacts of this use at the new location.
Funding Source & Fiscal Impact (if applicable):
Funding | Cost Center |
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Recommendations:
Origination Recommendation Action:
Approve with Stipulations
Origination Recommendation Notes:
Planning Commission Approved with Stipulations Outlined in the Project Report: 8/10/2023; Appealed to City Council
City Council Recommendation Action:
Reject
City Council Recommendation Notes:
City Council Reversed Planning Commission's Decision to Approve: 9/5/2023