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HomeMy WebLinkAboutZ-5534 Staff AnalysisJanuary 28, 1992 ITEM NO.: 6 Z-5534 Owner: Covenant Presbyterian Church/ James T. and Kathryn McKinnon and Royal and Ina Bonner Applicant: Steve Kinzler Location: 1900 North University/6001, 6003, 6007 and 6009 "R"' Street Request: Rezone from R-2 to 0-1 Purpose: Church and Office Size: 1.6 acres Existing Use: Single -Family, Church and Office SURROUNDING LAND USE AND ZONING North - Single -Family and Bank, zoned R-2 and C-3 South - Single -Family, zoned R-2 East - Commercial, zoned R-2 and C-3 West - Single -Family, zoned R-2 STAFF ANALYSIS The request before the Planning Commission is to rezone seven lots at "R"" Street and North University from R-2 to 0-1. Three lots at the northwest corner of the intersection (1900 North University) are utilized by the Covenant Presbyterian Church. The four lots on the south side of "R't Street are occupied by single family structures, however, it appears that only one is used as a residence, 6001 "R'" Street. The house on the second lot from the corner seems to be vacant or at least not used for residential purposes. 6007 and 6009 "R'" Street are rented by the church for Sunday School programs and office space for YoungLife, which is a nondenominational organization working in the local community building relationships with teenagers. The YoungLife's office at 6009 "R" Street is the primary reason for the rezoning application being filed. Their nonresidential use of a R-2 lot generated an enforcement action by the City. After receiving the violation notice, the church and the owners of the four lots decided to request O-1 for marketing purposes. The church has plans to relocate to a larger site in the Chenal Parkway area in the near future. 1 January 28, 1992 TTEM NO.: 6-5534 Cont. Zoning in the general area is R-2, 0-3, C-3 and C-4. Zoning west of North University is primarily R-2, with the exception of the southwest and northwest corners at the Kavanaugh/North University intersection. The northwest corner is zoned 0-3 and the southwest corner is zoned C-3, which was accomplished by a court action a number of years ago. The blocks east of North University, the Heights commercial district, are zoned 0-3, C-3 and C-4. Land use corresponds to the existing zoning with the nonresidential uses concentrated east of North University, between Kavanaugh and Cantrell Road. West and south of the lots under consideration, the use is exclusively single family residential. The West Little Rock land use plan identifies the church site as public/institutional use and the four lots on the south side for single family use. The plan shows the southwest and northwest corners of the Kavanaugh/North University intersection for office use, and staff feels that is it the plan's intent to restrict office zoning to the corners identified on the plan. An o-1 rezoning of the seven lots would be a significant intrusion into an established single family neighborhood and could have an adverse impact on the surrounding residential properties. if the lots are rezoned, an undesirable zoning pattern would be created and make it somewhat difficult to deny other requests in the immediate area. North University should be reinforced as the zoning boundary at "R" street by not endorsing the proposed 0-1 reclassification. The church is a nonconforming use and another church can occupy the site without any review by the City. The recommended process for any church expansion is through a conditional use permit. This would include additional space for classroom and related activities in a separate structure, but not the office for YoungLife or similar use. ENGINEERING COMMENTS There are none to be reported. STAFF RECOMMENDATION Staff recommends denial of the 0-1 rezoning request. 2 January 28, 1992 ITEM NO.: 6 Z-5534 Cont. PLANNING COMMISSION ACTION: (JANUARY 28, 1992) Steve Kinzler was present and said he was representing the church and the property owners of the four lots. There were four objectors in attendance. Mr. Kinzler spoke and said YoungLife's office use of one of the residences generated an enforcement action and the 0-1 request. He went on to say that the church would relocate in one to two years because was there no growth potential at the current location. Mr. Kinzler said there was no market for churches and that was why 0-1 was being requested along with trying to keep the office for YoungLife. Mr. Kinzler also pointed out that two additional lots were added to the application to make a more cohesive request. Jim Eubanks, a church member, described the houses in question as being small and in poor condition. Mr. Eubanks said the four houses were out of context with the neighborhood, and the church has considered purchasing the four lots. Mr. Eubanks concluded by saying he did not know the future of the lots, and there could be four vacant structures when the church leaves. Mrs. J. R. Herrin, 57 Normandy, said she has no problems with the YoungLife use, however, she was against any 0-1 rezoning. Ray Pack, 55 Normandy, objected to the 0-1 and said the rezoning would decrease property values. Mr. Pack said the second house from the corner of "R" and University was an eyesore. He also said the rezoning would not help the parking situation, and traffic would probably increase if 0-1 was granted. Mr. Pack said a rezoning would impact the neighborhood and people needed small houses. Catherine Giles, 53 Normandy, told the Planning Commission that she was opposed to the 0-1 rezoning because of the uses. Ms. Giles went on to describe the neighborhood and said traffic problems would increase with the rezoning. Steve Kinzler spoke again and said he agreed with some of the residents comments. Mr. Kinzler also said that 0-1 was appropriate for the location. There was some questions and discussion about various issues. Kenny Scott commented on the enforcement matter. Steve Kinzler then described the YoungLife use and operation. Jim Lawson, Director of Neighborhoods and Planning, said staff could support a Conditional Use Permit for the west two lots, including YoungLife's office. 3 January 28, 1992 ITEM ND.: 5 Z-5534 Cont. Steve Kinzler then amended the application to exclude the four lots on the southside of "R" Street and only requested o-1 for the church site. The question was called and the vote was 1 aye, 9 nays and 1 absent. The amended request was denied. Steve Kinzler then requested a Conditional Use Permit for Lots 3 and 4 to be used for Sunday School space and Lot 4 for the YoungLife office during the day. The neighbors present did not object to the Conditional Use Permit request. A motion was made to approve a Conditional Use Permit for Lots 3 and 4, Block 6, Springdale Addition (6007 and 6009 "R" Street) for Sunday School space and Lot 4 for YoungLife's daytime office use and no outside activities. The Conditional Use Permit is for twelve months with staff review taking place one year from January 28, 1992. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 4