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HomeMy WebLinkAboutZ-4184-A Staff AnalysisAugust 19, 1999 ITEM NO.: 15 FILE NO: Z -4184-A NAME: Holy Souls Church Addition - Revised Conditional Use Permit LOCATION: 1003 N. Tyler Street OWNER/APPLICANT: Catholic Diocese of Little Rock/Dale Hornbeck PROPOSAL: To amend an existing conditional use permit. to construct small additions to the main church building and make some changes to the main entry plaza area at 1003 N. Tyler Street on property Zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This 5.1 acre site is located in a residential area on the north side of H Street, covering the two block area between Polk and Harrison Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is located in an older well developed residential neighborhood Zoned R-2, Single Family Residential, and is surrounded by residential zoning and single family homes. The church and school have existed at this location for many years, and while the number and size of the buildings have increased, it has blended in well with the neighborhood. The additions and changes proposed are minor and do not add seating capacity to the sanctuary. Therefore, there should not be any impact to the neighborhood and this use should continue to be compatible. The Hillcrest and Prospect Terrace Neighborhood Associations were notified of the Public Hearing. August 19, 1999 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO: Z -4184-A 3. ON SITE DRIVES AND PARKING: This application proposes no changes to the existing driveways or parking areas. No change in sanctuary seating is proposed, so no change in parking would be generated. However, the existing driveways on Harrison, 'I' and N. Tyler Streets do not meet current ordinance spacing requirements and require variances. 4. SCREENING AND BUFFERS: No comment. 5. PUBLIC WORKS COMMENTS: a. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. b. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. c. Plans of all work in right-of-way shall be submitted for approval prior to start of work. d. Stormwater detention applies to this property. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: No objection. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. Entergy: No comments received. Fire Department: Approved as submitted. CATA: CATA Routes #8, Rodney Parham and #21, University Avenue, serve this site; approved for transit purposes as submitted. 2 August 19, 1999 SUBDIVISION ITEM NO.: 15 (Cont.) 7. STAFF ANALYSIS: FILE NO: Z -4184-A The applicant is requesting amendment of an existing conditional use permit granted March 1984 to allow for approximately 1500 square feet of additions to the main church building for auxiliary space, and to change the front plaza area to enhance access and to add an outside garden columbarium with approximately 200 vaults. The proposed changes are minimal and will hardly be visible to the surrounding neighborhood on this 5.1 acre site. All siting requirements are met with regard to the additions. However, the existing driveways on Harrison, 'I' and N. Tyler Streets do not meet current ordinance spacing requirements and require variances. Also, normally the applicant would be required to complete sidewalks along the various sections of the perimeter of the property where they are now missing. The terrain in the area of the missing sidewalks would make construction of the sidewalks extremely expensive and actually disruptive to the area. Staff would support variance requests for the driveways and the sidewalks. Staff believes these changes are reasonable enhancements to the current use and should not change the compatibility with the neighborhood. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with Public Works Comments. Staff also recommends approval of variances for driveway spacing along Harrison, 'I' and N. Tyler Streets, and for not expanding the existing sidewalks. SUBDIVISION COMMITTEE COMMENTS: (July 29, 1999) Pat McGetrick and Dale Hornbeck were present representing the application. Staff gave a brief description of the proposal. Public Works briefly discussed their comments and added the issues of driveway spacing and sidewalks which do not meet 3 August 19, 1999 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO: Z -4184-A current ordinance requirements. They stated that they would support variances for both the driveways and sidewalks. A question of rear yard setback was discussed by the Planning Staff. The applicant stated that the rear setback was met and that the survey provided which showed the setback to be less than the required 25 feet was in error and would be corrected. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (AUGUST 19, 1999) Pat McGetrick was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation." Staff also recommended approval of the variances for driveway spacing to leave the driveways as they are along Harrison, 'I' and North Tyler Streets, and for not expanding the existing sidewalks. The item was placed on the Consent Agenda and approved as recommended by Staff. The vote was 6 ayes, 0 nays, and 5 absent. 4