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HomeMy WebLinkAboutZ-6354 Staff Analysis_--"August 7, 1997 ITEM NO.• 15 FILE NO.: Z-6354 NAME: LOCATION• OWNER/APPLICANT: Ciment - Conditional Use Permit 19 Woodstock Court Lubavitch of Arkansas, Inc./Rabbi Pinchus Ciment PROPOSAL: A conditional use permit is requested to allow a building addition to an existing single-family structure to serve as a religious institution/synagogue (12-18 members). The property is zoned R-2. ORDINANCE DESIGN STANDARDS: 1. Site Location: The site is located at the south end of Woodstock Court. Woodstock Court runs south off of Pleasant Valley Drive, just east of I-430. 2. Compatibility with Neighborhood: Woodstock Court is located in an area (east of I-430) which is primarily single-family residential in nature. St. James Methodist Church, Fulbright Elementary School and a Little Rock Water Works site are located to the west and northwest across I-430. Staff feels that the proposed use is too intense for the single-family lot and could have adverse effects on other single-family residential property in the area. The Pleasant Valley Neighborhood Association was notified of the public hearing. 3. On -Site Drives and Parkin Access to the site is gained by utilizing an existing residential driveway from Woodstock Court. A total of five (5) parking spaces is required for the proposed use (four (4) for the synagogue and one (1) for the single-family residence). The applicant has stated that six (6) vehicles can be parked off the `August 7, 1997 SUBDIVISION ITEM NO.: 15 (Cont FILE NO.: Z-6354 street on the existing driveway. However, these six spaces do not meet the ordinance parking design criteria (width, depth and maneuvering area). Therefore, the applicant is requesting a variance from these standards. 4. Screening and Buffers: This site should be screened from all adjacent residential properties. This screen may be a six foot high opaque wood fence or dense evergreen plantings. If a parking lot is to be built it must be landscaped in compliance with the Landscape Ordinance. 5. Public Works Comments: 1. Staff has concerns about effect on the neighborhood concerning parking. 2. Recommend parking off street be provided with C.U.P. 6. utility and Fire Department Comments: L. R. Water Works - No objection. Maximum meter size available off the existing main is 3/4". 7. Staff Analysis: The applicant is requesting a conditional use permit to allow a building addition to the existing single-family structure at #19 Woodstock Court to serve as a religious institution (synagogue). The property is zoned R-2. The applicant proposes the synagogue to be for approximately 12 to 18 members. The proposed hours of operation are as follows: Friday - 30 minute service (early evening) Saturday - 10:00 a.m. to 12:00 noon service Occasional week night services (approximately 4 to 5 nights per month). The applicant is proposing that the conditional use permit run with the land owner, Lubavitch of Arkansas. Upon the sale of this property to another party, the requested conditional use permit for this location would become null and void. The proposed building addition will meet the 25 foot rear yard setback and the 8 foot side yard setback as required by ordinance. The front 20 feet of the PA August 7, 1997 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6354 addition will be 2 story in height to match the existing structure and the rear section will be one- story in height. The building addition will be constructed of materials to match the existing single- family structure. A total of five (5) parking spaces is required for the proposed use (four (4) for the synagogue and one (1) for the single-family residence). The applicant has stated that six (6) vehicles can be parked off the street on the existing driveway. However, these six spaces do not meet the ordinance parking design criteria (width, depth and maneuvering area). Therefore, the applicant is requesting a variance from these standards. Staff has concerns regarding the parking and traffic problems that this proposed use will potentially create. Staff feels that the proposed use is too intense for the single-family lot and could have adverse effects on other single-family residential property in the area. With this proposed use (or similar use) it would be very difficult to maintain the residential character of the property. 8. Staff Recommendation: Staff recommends denial of the conditional use permit. SUBDIVISION COMMITTEE COMMENT: (JULY 17, 1997) Rabbi Pinchus Ciment was present, representing the application. Staff gave a brief description of the proposal. Bob Brown, Site Plan Review Specialist, reviewed his comments with the Committee. Rabbi Ciment stated that the site plan would be revised and the room addition would comply with the rear yard setback. Therefore, no setback variance would be requested. He also estimated the occasional week night activities to be 4 or 5 nights per month. He stated that no school would be operated in conjunction with the synagogue. Staff noted that the applicant had requested a variance for off-street parking (design standards). Rabbi Ciment noted that six (6) vehicles could be parked off the street on the existing driveway. 3 August 7, 1997 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6354 Rabbi Ciment submitted a letter to staff. The letter requested the conditional use permit to run with the property owner, Lubavitch of Arkansas, and if the property is sold to another party the requested conditional use permit would become null and void. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (AUGUST 7, 1997) The Staff informed the Commission that the applicant had requested that the item be withdrawn. Staff recommended approval of the withdrawal request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for withdrawal. A motion to that effect was made. The motion was passed by a vote of 8 ayes, 0 nays and 3 absent. 4