HomeMy WebLinkAboutZ-3858 Staff AnalysisAugust 31, 1982
SUBDIVISIONS
Item No. 6
NAME:
T.n ATTC)N-
Mabelvale United Methodist
Church
108 Walnut (Mabelvale Street)
APPLICANT• Mr. Raymond Branton
CLASSIFICATION: "R-2" Single Family
PROPOSAL
1. To allow: Construction of multi-purpose building for
church activities.
2. Upgrading of parking and drives.
ORDINANCE DESIGN STANDARDS
1. Site Location
The majority of the block bounded by Walnut, First,
Second and Main Street - the site is generally flat. A
main line railroad lies across First Street to the
north.
2. Compatibility with Neighborhood
This is a long established church which owns additional
property in the neighborhood. Most of the abutting
uses are residential, with long-term use relationship.
3. On -Site Drives and Parking
The site has some substandard parking lots that are to
be improved to near City standard as part of this
project. The City Engineer has reviewed and approved
plans.
4. Screening and Buffers
No issues exist which will be significantly changed.
rM
August 31, 1982
SUBDIVISIONS
Item No. 6 - Continued
5. Analysis
The project and its goals present no use issues of
consequence. The concerns of staff center on street
improvement, platting and street dedication and
setbacks. The ordinance is very specific in its
prohibition of variances associated with C.U.P.
applications. In this case, the dedication of
right-of-way plus certain physical features of the
building assure intrusion into setback in substantial
amounts (steps principally). Normally, this problem is
resolved by redesign of the structure. However, the
architect, builders and others involved are beyond that
point. A replatting of the block is in order, in fact,
required in order to dedicate additional right-of-way.
It has been suggested that the platting action could
provide building line adjustments for the steps.
The staff feels that this would be working cross
purpose with the two ordinances involved, especially
since 10' of right-of-way is required on Walnut Street.
After that dedication, the main building would be only
18' from Walnut Street right-of-way.
STAFF RECOMMENDATION:
The staff worked with Mr. Branton, and the Engineering
staff to resolve all the issues identified at the
Subdivision Committee meeting. This proposal is now in
compliance with requirements of the Ordinance and is
endorsed by Planning and Engineering.
PLANNING COMMISSION ACTION:
It was reported that this item was placed on;the agenda by
the Subdivision Committee after a request by the applicant.
After the meeting, the City Attorney issued a legal opinion
stating that a conditional use permit required an advertised
public hearing in the same fashion as a rezoning action.
Thus, the legal ads for this item would be required 15 days
prior to the public hearing date. As a result of�this
comment, a motion was maderto defer this item to the
August 31st public hearing so that it could be legally
advertised. The motion passed by a vote of 8 ayes, 0 noes
and 3 absent.