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HomeMy WebLinkAboutZ-5473-A Staff AnalysisAugust 29, 1996 ITEM NO.: F FILE NO.: Z -5473-A NAME: LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Grace Lutheran Church - Conditional Use Permit Northeast corner of Hillcrest Avenue and North Lookout Drive Grace Lutheran Church/ Richard W. Groh A conditional use permit is requested to allow for the construction of a church family life center on this R-2 zoned church property. A setback variance is requested for the proposed family life center along Hillcrest Avenue. The church is located at the northeast corner of Hillcrest Avenue and North Lookout Drive, across Hillcrest Avenue to the north from Mount St. Mary Academy. 2. Compatibility with Neighborhood: The property immediately north and east of the proposed family life center is zoned R-2 and contains single- family residential structures. The church owns the house at 5101 North Lookout. The property to the south (across Hillcrest Avenue) consists of the Mount St. Mary Academy development. The property across Lookout Drive to the west contains a multifamily residential development and commercial uses along Kavanaugh Blvd. The proposed use should not have an adverse impact on the surrounding properties. 3. on -Site Drives and Parking: Two access points are proposed along Hillcrest Avenue. August 29, 1996 SUBDIVISION ITEM N F Cont. FILE NO.: Z-573-A The proposed use will not require any additional parking, as the church's seating capacity will not change. There is an existing 17 -space parking lot on the site. A 20+ space parking area is proposed with the family life center development. This additional parking should help alleviate some of the on -street parking along Hillcrest Avenue. 4. Screening and Buffers: Areas set aside for buffers and landscaping for the proposed vehicular parking and driveway meet with ordinance requirements. A six foot high opaque wood fence with its face side directed outward or dense evergreen plantings will be required to screen this site from the residential properties to the east. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Because of the size of the proposed expansion an upgrade in landscaping toward compliance with the Landscape Ordinance will be required where any existing deficiencies exist. 5. Citv Engineer Comments: Provide stormwater detention analysis and provide a sketch grading and drainage plan prior to construction. Dedicate right-of-way for Hillcrest Avenue to 30 feet from centerline and construct 1/2 street improvements from Kavanaugh to the east to 18 feet from centerline with a sidewalk. Current street is less than 27 feet in width. Mount St. Mary's is planning similar widening with future construction on the opposite side of Hillcrest. Together a 36 foot street would meet ordinance and be of great benefit to both facilities. 6. Utility and Fire Department Comments: Little Rock Wastewater - Sewer service available, not adversely affected. If pump station is required for basement area of project, utility approval is required. Little Rock Fire Department - Additional fire hydrants may be required. OA August 29, 1996 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z -5473-A Southwestern Bell - Retain existing easements to maintain existing cables. 7. Staff Analysis: The applicant is requesting a conditional use permit to allow for the construction of a family life center on the R-2 zoned Grace Lutheran Church church property at the northeast corner of Hillcrest Avenue and North Lookout Drive. The proposed family life center would be located immediately east of the existing church building, on the east side of the alley right-of-way. The applicant has also filed a right-of-way abandonment application for the alley (G-23-250). The proposed family life center will include a daycare center (presently housed in the existing church building), a kitchen, a church office area, and an area to be used for general church -related activities. The architectural design, exterior walls, windows, entrances, roof slopes and finishes will be of the same materials and design as the original church building. The applicant is also proposing to add 20+ parking spaces to the site. The majority of these spaces will be located on the east side of the proposed family life center, with a few spaces possibly being located on the north side of the building, between the building and the asphalt driveway. As noted earlier, the proposed building will not require any additional parking, but the additional parking proposed will help alleviate some of the on -street parking along Hillcrest Avenue. The applicant is also requesting a setback variance for the proposed building along Hillcrest Avenue. The required front -yard setback along Hillcrest Avenue is 25 feet. After right-of-way dedication for Hillcrest Avenue, the applicant is proposing a setback of 8.5 feet. This particular setback is requested because it is the church's wish to "line up" the proposed family life center with the existing church building. In addition to the alley right-of-way, the church property immediately east of the existing church building contains three (3) single-family residences and a portion of the abandoned Van Buren Street right- of-way. The church has offered the three (3) single- family residences to be moved to other areas of the Hillcrest neighborhood, or otherwise removed. On October 8, 1991, Grace Lutheran Church was approved for a conditional use permit to demolish the 3 August 29, 1996 SUBDIVISION ' ITEM NO.: F Cont. FILE NO.: Z -5473-A residential structure at 5111 N. Lookout and convert the lot into a parking area to serve the church. As a condition of approval, the church agreed in writing to a five (5) year moratorium on any further demolition of their buildings. The moratorium included residences on property then owned by the church or purchased within the five year period. The church will not remove the three (3) single-family residences prior to October 8, 1996. Based on the uses and zoning in this general area, the proposed church family life center should not have an adverse impact on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit application and of the requested setback variance, subject to compliance with the following conditions: 1. Compliance with the Screening and Buffers Comments 2. Compliance with the City Engineer Comments 3. Compliance with the Utility and Fire Department Comments 4. The alley right-of-way must be abandoned. 5. None of the three single-family residences are to be removed from the site prior to October 8, 1996. 6. None of the three single family residences are to be removed from the site prior to the church obtaining a building permit for the family life center building. BDIVISION COMMITTEE COMMENT: (JUNE 27, 1996) Julius Breckling and Dick Groh were present, representing the application. Mr. Breckling gave a brief description of the proposal. David Scherer (Public Works) and Bob Brown (Site Plan Review) reviewed their comments with the Committee. There was a brief discussion of the proposed church expansion and the neighborhood in general. The requested setback variance and the moratorium on building demolition were discussed briefly. 4 August 29, 1996 SUBDIVISION ITEM NO • F (Cont.) FILE NO.: 2-5473-A The Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (JULY 18, 1996) Julius Breckling and Herman Bemberg were present, representing the application. There were three persons present to speak in opposition to the item. Staff presented the item, and informed the Commission that the applicant had requested a deferral of the item. Herman Bemberg, representing the church, gave a brief description of the proposal. Mr. Bemberg stated that he would request a deferral of the item. There was a brief discussion as to whether a deferral of the item would be appropriate. Jim Vandenberg, of the Hillcrest Residents Association, stated that he would also like for the item to be deferred in order for the church to work out additional details with the neighborhood. Drexel Jordan, 5014 Hillcrest Avenue, informed the Commission that he was "straddling the fence" regarding this item. He stated that he had concerns regarding the proposal. After a brief discussion, a motion was made to defer this item to the August 29, 1996 Subdivision Agenda. The motion was approved by a vote of 7 ayes, 0 nays, 3 absent, and 1 open position. The applicant was directed by the Commission to meet with the neighborhood and attempt to resolve any outstanding issues. STAFF UPDATE: On August 15, 1996 a neighborhood meeting was held at Grace Lutheran Church. Jim Vandenberg was present, representing the Hillcrest Residents Association. Several of the church's neighbors were also present. The church's day care was one of the issues discussed. The church representatives confirmed that the existing day care, which is licensed by the state of Arkansas for a maximum of 31 children, would remain at that same operating level which has existed on the site for a number of years. The church 5 August 29, 1996 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z -5473-A representatives stated that the day care would be moved into the new family life center building but would not increase the number of children cared for. Another issue discussed was the removal of the three residences. Jim Vandenberg expressed interest in having the residences moved to vacant lots in the area. Mr. Vandenberg stated that he possibly knows of a property owner who could take the homes. After further discussion, the church representatives and Mr. Vandenberg agreed that none of the three single family residences would be removed from the site prior to the church obtaining a building permit for the family life center building. This will give the Hillcrest Neighborhood Association more time to find a recipient for the houses. This will be made a condition of approval by staff. (See "Staff Recommendation" #6) The church representatives also assured Mr. Vandenberg that the architectural style and quality of the family life center building would be the same as the original church building or the family life center would not be built. There were other brief discussions regarding the parking situation and the new proposed parking area, the overall site design and the Public Works, requirements. When discussion concluded, Mr. Vandenberg stated that he was pleased with the overall plan and stated that the Hillcrest Residents Association was in favor of the project. PLANNING COMMISSION. ACTION: (AUGUST 29, 1996) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of 8 ayes, 0 nays, 2 absent, and 1 open position. 6 July 18, 1996 ITEM NO 14 FILE No 17-5473-A The property immediately north and east of the proposed family life center is zoned R-2 and contains single- family residential structures. The church owns the house at 5101 North Lookout. The property to the south (across Hillcrest Avenue) consists of the Mount St. Mary Academy development. The property across Lookout Drive to the west contains a multifamily residential development and commercial uses along Kavanaugh Blvd. The proposed use should not have an adverse impact on the surrounding properties. 3. on-site Drives and Parkin Two access points are proposed along Hillcrest Avenue. Grace Lutheran Church - NAME: Conditional Use Permit Northeast corner of Hillcrest LSC TION: Avenue and North Lookout Drive OWNER/APPLICANT: Grace Lutheran Church/ Richard W. Groh A conditional use permit is PRO OSAL: requested to allow for the construction of a church family life center on this R-2 zoned church property. A setback variance is requested for the proposed family life center along Hillcrest Avenue. ORDINANCE DESIGN STANDARDS: 1. Site Location: The church is located at the northeast corner of Hillcrest Avenue and North Lookout Drive, across ' Hillcrest Avenue to the north from Mount St. Mary Academy. 2. Com atibilitwith Nei hborhocd: The property immediately north and east of the proposed family life center is zoned R-2 and contains single- family residential structures. The church owns the house at 5101 North Lookout. The property to the south (across Hillcrest Avenue) consists of the Mount St. Mary Academy development. The property across Lookout Drive to the west contains a multifamily residential development and commercial uses along Kavanaugh Blvd. The proposed use should not have an adverse impact on the surrounding properties. 3. on-site Drives and Parkin Two access points are proposed along Hillcrest Avenue. July 18, 1996 SUBDIVISION ITEM NO.: 14 Cont• FILE NO.: Z -5473-A The proposed use will not require any additional parking, as the church's seating capacity will not change. There is an existing 17 -space parking lot on the site. A 20+ space parking area is proposed with the family life center development. This additional parking should help alleviate some of the on -street parking along Hillcrest Avenue. 4. Screening and Buffers: Areas set aside for buffers and landscaping for the proposed vehicular parking and driveway meet with ordinance requirements. A six foot high opaque wood fence with its face side directed outward or dense evergreen plantings will be required to screen this site from the residential properties to the east. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Because of the size of the proposed expansion,an upgrade in landscaping toward compliance with the Landscape Ordinance will be required where any existing deficiencies exist. 5. Cit r Engineer Comments: Provide stormwater detention analysis and provide a sketch grading and drainage plan prior to construction. Dedicate right-of-way for Hillcrest Avenue to 30 feet from centerline and construct 1/2 street improvements from Kavanaugh to the east to 18 feet from centerline with a sidewalk. Current street is less than 27 feet in width. Mount St. Mary's is planning similar widening with future construction on the opposite side of Hillcrest. Together a 36 foot street would meet ordinance and be of great benefit to both facilities. 6. Uti ity and Fire De artment C mm n Little Rock Wastewater - Sewer service available, not adversely affected. If pump station is required for basement area of project, utility approval is required. Little Rock Fire Department - Additional fire hydrants may be required. July 18, 1996 STJ Mi VISION ITEM NQ.: 14 Cont. FILE NO.: Z -5473-k Southwestern Bell - Retain existing easements to maintain existing cables. 7. staff Anal sis: The applicant is requesting a conditional use permit to allow for the construction of a family life center on the R-2 zoned Grace Lutheran Church church property at the northeast corner of Hillcrest Avenue and North Lookout Drive. The proposed family life center would be located immediately east of the existing church building, on the east side of the alley right-of-way. The applicant has also filed a right-of-way abandonment application for the alley (G-23-250). The proposed family life center will include a daycare center (presently housed in the existing church building), a kitchen, a church office area, and an area to be used for general church -related activities. The architectural design, exterior walls, windows, entrances, roof slopes and finishes will be of the same materials and design as the original church building. The applicant is also proposing to add 20t parking spaces to the site. The majority of these spaces will be located on the east side of the proposed family life center, with a few spaces possibly being located on the north side of the building, between the building and the asphalt driveway. As noted earlier, the proposed building will not require any additional parking, but the additional parking proposed will help alleviate some of the on -street parking along Hillcrest Avenue. The applicant is also requesting a setback variance for the proposed building along Hillcrest Avenue. The required front -yard setback along Hillcrest Avenue is 25 feet. After right-of-way dedication for Hillcrest Avenue, the applicant is proposing a setback of 8.5 feet. This particular setback is requested because it is the church's wish to "line up" the proposed family life center with the existing church building. In addition to the alley right-of-way, the church property immediately east of the existing church building contains three (3) single-family residences and a portion of the abandoned van Buren Street right- of-way. The church has offered the three (3) single- family residences to be moved to other areas of the Hillcrest neighborhood, or otherwise removed. On October 8, 1991, Grace Lutheran Church was approved for a conditional use permit to demolish the 3 July 18, 1996 SUBDIVISION -A ITEM NO.: 14 Cont. FILE AIfl- Z-5473 residential structure at 5111 N. Lookout and convert the lot into a parking area to serve the church. As a condition of approval, the church agreed in writing to a five (5) year moratorium on any further demolition of their buildings. The moratorium included residences on property then owned by the church or purchased within the five year period. The church will not remove the three (3) single-family residences prior to October 8, 1996. Based on the uses and zoning in this general area, the proposed church family life center should not have an adverse impact on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit application and of the requested setback variance, subject to compliance with the following conditions: 1. Compliance with the Screening and Buffers Comments 2. Compliance with the City Engineer Comments 3. Compliance with the Utility and Fire Department Comments 4. The alley right-of-way must be abandoned. 5. None of the three single-family residences are to be removed from the site prior to October 8, 1996. SUBDIVISION COMMITTEE ooMMENT: (JUNE 27, 1996) Julius Breckling and Dick Groh were present, representing the application. Mr. Breckling gave a brief description of the proposal. David Scherer (Public Works) and Bob Brown (Site Plan Review) reviewed their comments with the Committee. There was a brief discussion of the proposed church expansion and the neighborhood in general. The requested setback variance and the moratorium on building demolition were discussed briefly. The Committee accepted the presentation and forwarded the issue to the full Commission for final action. 4 July 18, 1996 SUBDIVISION ITEM NO_: Z4 Cont. FILE NO.: Z -5473-A PLANNING COMMISSION ACTION: (JULY 18, 1996) Julius Breckling and Herman Bemberg were present, representing the application. There were three persons present to speak in opposition to the item. Staff presented the item, and informed the Commission that the applicant had requested a deferral of the item. Herman Bemberg, representing the church, gave a brief description of the proposal. Mr. Bemberg stated that he would request a deferral of the item. There was a brief discussion as to whether a deferral of the item would be appropriate. Jim Vandenberg, of the Hillcrest Residents Association, stated that he would also like for the item to be deferred in order for the church to work out additional details with the neighborhood. Drexel Jordan, 5014 Hillcrest Avenue, informed the Commission that he was straddling the fence" regarding this item. He stated that he had concerns regarding the proposal. After a brief discussion, a motion was made to defer this item to the August 29, 1996 Subdivision Agenda. The motion was approved by a vote of 7 ayes, 0 nays, 3 absent, and 1 open position. The applicant was directed by the Commission to meet with the neighborhood and attempt to resolve any outstanding issues. 5 October 8, 1991 ITEM NO._ A NAME: LOC Ate: OWNER APPLICANT: .PROPOSAL: ORDINANCE DESIGN STANDARDS: 1., Site Location Grace Lutheran Church - Conditional Use Permit (Z-5473) 5110 Hillcrest Street Grace Lutheran Church/Arnold Berner, Agent To convert one lot which is zoned residential into a parking lot to serve as an accessory use for the church. This site is located at the southeast corner of North Lookout and Hillcrest Street. 2. Corn atibilit with Nei hborhood The church is needing more parking in order to make it more convenient for the elderly members of the church. If developed, there is a compatibility problem with the other residential use in the area., 3, -site I]rives and Parkin Access to the lot will be made from an existing seventeen foot alley. The proposed parking lot will provide fifteen new parking spaces. 4.Screenin and Suffers The applicant has indicated that two large white oak trees will be tated that they taed. If twould adhere ional attonthe se landscaping applicantt ss ordinance. 5. City En ineer Comments The sketch submitted does not constitute a valid survey or site plan. The alley to be used for access is only seventeen feet. The alley is surfaced from Hillcrest Avenue to the proposed lot; -but not in the east and west alignment. 1 October 8, 1991 SUBDIVISION ITEM NO-: A Continued _ 6. Analysis Whenever a church proposes to expand in an established residential area, a matter must be raised over the possible conflicts that expansion might create. To balance the non-residential and residential uses is often -very delicate and damage to the neighborhood might occur. The influence of the non-residential use becomes a predominate force in the area. The City of Little Rock has taken a strong position regarding preservation of the housing stock within the older, established neighborhoods. Therefore, it would not be in the city's best interest to support the proposed parking lot. There does exist enough parking within the area that the church could lease. In fact, staff was told of a verbal agreement that the church has with Mount St. Mary High School. It is a possibility that the City could erect signs to indicate on -street parking permitted only during the hours of worship services on Sunday. Staff feelsld there are many other avenues of which the app licant 7. Staff Recommendation Staff recommends denial of the Conditional Use Permit. SUBDIVISION COMMITTEE COMMENTS: (AUGUST 22, 1991) Neither the applicant or a representative was in attendance. Staff gave an overview of what the applicant was requesting. So?ne discussion took place regarding the loss of another residence for a parking lot. It was then decided that the item should be sent -on to the full Commission for action since this issue is more of a land use question rather than design. PLANNING COMMISSION ACTION: (SEPTEMBER 10, 1991) The applicant was represented by Larry Behnke. There were several other people present to support the church °s request. - There were several people present in opposition. Tom Johnson of the Hillcrest Neighborhood Association and Ruth Bell of the League of Wcmen Voters spoke before the Commission. Mr. -Behnke addressed the Commission. a member of the church for forty years points in which the Commission should F He stated that he had been and wanted to present -some take into account. One October 3, 1991 SUBDIVISION ITEM NO.: A Continued point made was for the use of the property for a parking lot. The church was built on the site where an old burned icehouse was located about forty years ago. About ten to twelve years ago, the church made a decision to remain at this location because there had been -a movement of churches out of the central area and relocating particularly to the west. After the decision was made to remain at this site, the church began to acquire four houses. There were three houses adjoining the church and one separated by one house. The church bought the property with the intention of using it for off-street parking. Mr. Behnke then described a serious traffic problem that exists on Hillcrest Street, and said Hillcrest is a very narrow street when cars are parked on both sides of the street. It would be impossible for a fire truck to access the street on Sundays without having an approaching car back up. The church really needs some off-street parking. The church has been in the location for a number of years and most of the members are in advanced years. Comments have been made that there is some available parking within two blocks of the church. He and his wife recently walked the two blocks and found it was extremely difficult to walk those blocks, even if an agreement could be made with St. Mary's Catholic Church. In order for the church to provide more services to the community, more available parking must be kept where the church is. Within the last year, the church started an early childhood development center and is now holding classes in the basement of the church. As the childhood center grows, more available space will 45e' needed for additional classrooms by using the sites that have been purchased. The parents, who bring their children, have a difficult time finding parking spaces when dropping them off. There are several Lutheran churches west of this site; pa,rticularly out on Markham. Again, the church made the decision to remain at this location realizing they could have purchased more acreage out west and provide necessary parking. The congregation is older, and if the off-street parking is granted, it would serve to make it a lot more safer for those older members to arrive at the sanctuary. Also, it is a good possibility that the congregation would increase its size and be lost without adequate parking. Mr. Behnke said -it is not known what kind of development would be placed on the site, since the church is thinking of acquiring one more house which faces Hillcrest. Presently, the owner, a lady, is in a nursing home. If it is feasible, there is a good possibility that parking could be provided to the rear of these properties. However, a start cannot be made unless the house, which they want to -demolish is done first. 3 October 8, 1991 SUBDIVISION ITEM NO.: A _(Continued) The old frame house is approximately sixty to sixty-five years old. It has an upstairs apartment and living quarters downstairs. The house is definitely in need of -repairs. This is the house that the church wants.to demolish and develop fifteen parking spaces in order to coincide with their long range plans. A commissioner wanted to know if Mr. Behnke could describe the topography of the property. Mr. Behnke stated that between North Lookout and Hillcrest it slopes 10 to 12 feet. The rock wall on North Lookout would continue to be approximately 3 1/2 feet high. The wall runs along North Lookout extending to where the house, which will be demolished, is. This location will prevent an entrance or exit from being on North Lookout. The entrance itself would be off Hillcrest along the alley behind the church. Tom Johnson, president of the Hillcrest Neighborhood Association, stated that unfortunately, again they are proposing another parking lot that would take away from the residential character of the neighborhood. When the association was before the Commission about six or nine months ago, a point of discussion was raised over and over again concerning that a trend was being started in the neighborhood to destroy the residences for parking lots. The association is aware of several other churches anticipating changes. It is always difficult to be in opposition to good neighbors. The Association certainly does not approach any issue lightly or negatively, but reviews it with a lot of thought and study. Mr. Jonson then stated he would comment on this issue in two phases;' the church's need and neighborhood issues. It is a known fact that the church was built many years ago without access to parking, however, it apparently has increased in membership without having additional parking. The thought of this church bung on a corner lot in this area without parking has not been a disadvantage for the church because there is ample street parking. Mr. Johnson then passed around photos. Along Kavanaugh and Hillcrest, there are a number of on -street parking spaces. The grade up Hillcrest is steep, but not a dangerous grade. Therefore, the Association does feel there is ample space for the church to meet their parking needs. Also, it was suggested for the members whom are disabled and cannot walk a block that -the church should follow suit as Pulaski Baptist Church has done. One of the deacons arrives early and pla.ces_a sign, which is very simple, out in front of the church indicating parking. In looking at this request for the new parking lot, it appears to be located down in a hole behind the church. Probably the most troubling part -of the proposal is a large parking lot within one block, the Mount St. Mary's parking lot. There are anywhere from 4 October 8, 1991 SUBDIVISION ITEM No.: A Continued 100 to 150 parking spaces at this location thaton are notuseing used on Sundays. There is no apparent cannot reach an agreement to use this space for parking. One point made by the Association was that in order to eliminate some of the demolition, the churches, institutions is and co meacwhole ial people within the area will hagree rather than oppose to everyone having a separate issue. one block down from the church is a viable residential neighborhood which is not stned forraicommercial lusesed as to r aWith churchsors of this nature, a point mu any other institution has the right to demolish any property simply because they own the land. Another point always mentioned but not today, has been if this is a deteriorated house, would demolishing the house and of thedeveloping neighborhoadalandscaped aspknowngthat the lot improve the appearance church has owned the property for several years now, and if the house is deteriorated to some degree, then it is due toitthe and negligence of the church. At some point in time, the the Commission need to let the property owners know that the system being used will no longer be tolerated. The Commission rules at every meeting the way people use their property. Association does not believe that it is e valid option for churches, institutions or commercial development to come into a neighborhood, acquire property and then tear it down. The City of Little Rock is paying a dear price for neglect of resideeptial property. One major issue before the Board of Direc'¢rs and the City in general is the deterioration of neighborhoods. The City is having to step in and demolish properties themselves in some instances. There are several groups right now reviewing preservation and rehabilitation some of the residential structures could be policies to decide if salvaged. The City is now in a development phase paying attention to the neighborhoods and their needs. The decline of the older neighborhoods is a small step to take, but the Hillcrest neighborhood is not a neighborhood of declination. Therefore, the Association does feel that it is their responsibility to intervene with any decline or prevention at this point. Mr. Johnson stated in closing, the Association asked the Commission to take a broader view of this issue and stop looking at these proposals as isolated, little incidents of fifteen cars, one house or three -houses. But look at the perspective of what is needed to be done and join the rest of the City staff and administration in looking for ways and means to enhance neighborhoods as opposed to ways of tearing them down. The policies have to be reevaluated knowing this has led to dramatic decline in the past and then change the policies. 5 October 8, 1991 SUBDIVISION ITrM NO.: A Continued Now is the time for the commission to begin thinking and looking at ways to protect the neighborhood. Ultimately, the commission rules on many of these issues; therefore, creating policies and devising programs to preserve housing is fine. However, it is another issue when the commission is allowed to decide on demolition of a house in a very stable and good neighborhood. An aerial map was then passed around showing the existing parking. Mr. Johnson was asked if he or the church had met -at anytime to discuss the issue at hand. He then stated that during the early stages of the project several members of the church met in Jim Lawson's office, the Director of Neighborhoods and Planning, along with his staff for a brief discussion of the preliminary plan. Mr. Johnson was then asked another question. Is the real issue the loss of housing in the area? He stated that the loss was due really to the system. He emphasized that one could say that this one house could not destroy the neighborhood, or maybe the loss of the house could be compared to people moving out the neighborhood, which is a natural cycle for neighborhoods. However, one concern again raised was, at some point in time, the demolition of the houses in the neighborhood must be stopped. Mr. Johnson indicated this would not have a large impact in viewing the overall picture. However, the accumulation of tearing down houses would definitely make a difference. He stated that the association really wanted is to make a change in policy,,,for demolitions before anymore projects of a negative perspVctive are done in the neighborhood. A question was then asked of how the association felt about a homeowner purchasing a house next door and razing the house in or4er to expand their yard area. The response was that the Association would probably have the same feeling regarding this issue. In general, the loss of population in the area is the Association's reason for wanting to stop the demolition. Because, if the church indicates that it would not remain and move west, then there would be a loss of population for the area. This brings us to the point of where no neighborhood exists without schools or churches. The staff was then asked why the recommendation for this use is denial, when several months ago the recommendation for -the same use was -approval with several stipulations. Staff explained the reason -for the other case was -because the nearest parking lot to be used was 2 1/2 to 3 blocks away. The church members were in .a position -of either having to remove the houses for parking or not having parking. October 8, 1991 SUBDIVISION ITEM i30 . • A Continued used Jim Lawson stated Pulaski Heights Mn, Sprucest had andaotherystreetslin of the available parking on Woodlawn, p the area. Now before the Commission is the church's need to have closer parking because Mount St. Mary's Catholicarea may Schoolnot be an is located there. The gate to the parking advantaged for the church. Long term plans for the church are to solve their parking problem by removing one or two houses. Before making a recommendation, staff needs to review the kind of parking needed to justify the removal of a house. Therefore, staff does not go as far as Mr. Johnson and hold all the houses 100% because this point is really valid. This issue does not appear to be similar as the previous case before the Commission. Mr. Behnke stated the church does not have an agreement with Mount St. Mary's Catholic School in order to park on their property. Because of an ongoing need for the church, this arrangement would not be practical. One such instance is the functions are scheduled at different times during the week. A considerable amoudiscussion askedcifttheydwouldwbecwillingtime tto applicant and Mr. Johnson meet and discuss the possible options in order to work out the problem among themselves. Drexel Jordan then spoke and stated he lives five houses down from the church and attends most Sunday morning services whwhere no parking is available on the street. His primary concernthe chgKch's future plans and future of the other houses the church4oEad purchased. Ruth Bell of the League of Women Voters indicated what was s happeninge° increase automobiles mthe paaAs a res.ul,thHomeownersAssociationisconcernedaboutthe dynamics of parking in the area. The discussion continued among the Commission, the applicant, opposition and staff. AThetmotionwas passedmade atvorefof 9hayesis item until October 8, 1991. 0 noes, 1 absent and 1 open position. PLANNING CONf.*'�iSSION. ACTION: (OCTOBER 8, 1991) The applicant was represented by Mr. Arnold Berner, Chairman of the Board for the church_. Also attending was Mr. Paul H. Jilg, the pastor. There were no objectors present. Staff informed the -Commission of the amended direcommentions dation.en for tone commissioner asked, if from the list Of 7 October 8, 1991 SUBDIVISION ITEM NO.: A Continued church to meet, is the wrong message being sent to other churches? Staff stated no because each case is discussed and brought before the Commission on its own merits. Mr. Berner was then asked if there would be any problems in meeting the five conditions outlined . Mr. Berner stated no. He further stated the church had reached an agreement with the Hillcrest Residents Association. Staff said a copy of this agreement was included in their folders. No further discussion took place. A motion was then made to approve the Conditional Use Permit per Staff's amended recommendation. The motion passed by a vote of 8 ayes, 0 noes, 2 absent and 1 open position. 8 October 8, 1991 SUBDIVISION ITEM NO.: A Continued Addendum to Minutes The Staff and members of the Planning Commission met with the Lutheran Church members along with Tom Johnson, President of the Hillcrest Resident Association on October 7, 1991 at 4:00 p.m. The purpose of the meeting was to see if a workable agreement could be reached on the proposed parking lot. The proposal was discussed in detail and a walking tour of the grounds was conducted. The house proposed for demolition was inspected as to its architectural significance and its contribution to the neighborhood. After some discussion, it was concluded by staff that the house was not significant to the neighborhood and its removal was acceptable based on the following conditions and agreements: 1. The 18 car parking lot is needed for daily and night meetings. (Mount Saint Mary's parking lot is not available for these functions). 2. The elderly population of the church needs parking closer to the church. 3. The proposed site plan is adequate and is enhanced by prohibiting access on North Lookout. 4. The Church will agree in writing to a five year moratorium on any further demolition of their buildings. 5. The house proposed for demolition is in a state of disrepair and its renovation is not feasible or warranted based on the needed parking for the church. RECOMMENDATION: Staff recommends approval with all stipulations outlined above. 9