HomeMy WebLinkAboutZ-6665 Staff AnalysisMay 27, 1999
ITEM NO.: 15 FILE NO: Z-6665
NAME: Divine Revelation Institute - Conditional
Use Permit
LOCATION: 4400 W. 28th Street
OWNER/APPLICANT: Bernice Lasley
PROPOSAL: To obtain a conditional use permit to use an
existing residential house located at 4400
W. 28th Street for up to 25 people for
church or religious/spiritual related
activities such as lectures, discussions
question/answer sessions and plays about the
Bible, and also weddings, on property zoned
R-2, Single Family Residential.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
This site is located at the northwest corner of W. 28th and
Peyton Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This site is located on, and surrounded by, R-3 zoned
residential property. The actual use surrounding this site
is single family houses. Peyton Street is very narrow,
fairly busy, and has open ditches on both sides, no curb
and gutter; and 28th Street is a standard residential
street with curb and gutter. The lot is a small 50 foot by
139 foot lot.
Staff believes this type of use at this site would not be
compatible with the neighborhood and would have negative
impacts on the area. Those impacts include weekly
intensive use and increased concentrated traffic and
activity much greater than normal residential use. The
amount of paving required to provide the minimum on site
parking would negatively impact the residential nature of
the site; and most likely not contain much of the actual
parking. The overflow parking would end up on the street.
Peyton is narrow and has no room for on -street parking.
Parking on 28th would negatively impact the neighbors and
area traffic flow.
May 27, 1999
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z-6665
The Midway and Curran -Conway Neighborhood Associations were
notified of the public hearing.
3. ON SITE DRIVES AND PARKING:
Access to the site would be at two points from Peyton
Street. One point is an existing driveway and the other
would be from the alley into a parking area. The minimum
requirement for parking can be met, but only by paving much
of the rear yard.
4. SCREENING AND BUFFERS:
a. A minimum on-site landscape strip is required between
the proposed paved areas and Peyton Street by the
Landscape Ordinance.
b. A six foot high opaque screen is required along the
western perimeter. This screen may be a wooden fence
with its face side directed outward or dense evergreen
plantings.
c. Prior to a building permit being issued, a detailed
landscape plan must be approved by the Plans Review
Specialist.
5. PUBLIC WORKS COMMENTS:
a. West 28th and Peyton Streets are commercial streets.
Dedicate right-of-way to 30 feet from centerline.
b. A 20 feet radial dedication of right-of-way is required
at the corner of West 28th and Peyton Street.
c. Property frontage needs to have the sidewalks and ramps
brought up to the current ADA standards.
d. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
e. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks with planned
development.
f. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
g. Redesign parking to meet city standards.
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May 27, 1999
SUBDIVISION
ITEM NO.: 15 (Cont.)
6. UTILITY AND FIRE DEPT. COMMENTS:
Water: No objection.
FILE NO.: Z-6665
Wastewater: Sewer available, not adversely affected.
Southwestern Bell: Approved as submitted.
ARKI A: Approved as submitted.
Entergy: No comments received.
Fire Department: Approved as submitted.
CATA: CATA Routes #14 & 16 serve this site; approved as
submitted.
7. STAFF UPDATE:
On May 12, 1999, Staff received a letter from the applicant
requesting withdrawal of this application.
8. STAFF RECOMMENDATION:
Staff recommends approval of the request for withdrawal.
SUBDIVISION COMMITTEE COMMENTS:
(May 6, 1999)
Bernice Lasley was present representing her application. Staff
gave a brief description of the proposal.
Staff and the Committee reviewed all of the comments with the
applicant clarifying the content and reasons and answering her
questions.
There being no further issues, the Committee accepted the
proposal and forwarded the item on to the full Commission for
final resolution.
PLANNING COMMISSION ACTION:
(May 27, 1999)
The applicant requested in writing withdrawal of the item on
May 12, 1999. The withdrawal was supported by Staff and the
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May 27, 1999
SUBDIVISION
ITEM NO.: 15 (Cont.)
FILE NO.: Z-6665
Commission placed the item on the Consent Agenda under Consent
Withdrawal. The withdrawal was approved by a vote of 8 ayes,
0 nays, 3 absent.
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