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HomeMy WebLinkAboutZ-6950 Staff AnalysisFebruary 8, 2001 ITEM NO.: 7 FILE NO.: Z-6950 NAME.: Here's Life Inner City Ministry - Conditional Use Permit LOCATION: 1320 South Schiller Street OWNER/APPLICANT: Liberty Hill Baptist Church, Rev. Fred Haynes, Pastor PROPOSAL: To obtain a conditional use permit for an office use, ancillary to the Liberty Hill Missionary Baptist Church on property zoned R-4, Two Family Residential, at 1320 South Schiller Street. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This residential site is located on the west side of South Schiller Street, two lots north of the intersection with 14th Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed site is zoned R-4, Two Family Residential. The zoning to the north and south is also R-4. The property across Schiller to the east is zoned R-3, Single Family Residential. The property to the west is zoned POD, Planned Office Development, is currently vacant, but is planned to be the location for a future museum for Central High. Except for the property to the west, the surrounding properties contain single family residences. The applicant does not plan to change the exterior of the existing house and will maintain the residential look of the site. The applicant has stated that the primary increase in traffic would be staff members who seldom all come at the same time, and that seldom would a client come to this site. Therefore, Staff believes the proposed use would be compatible with the neighborhood and not cause any adverse impact. 1 February 8, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z-6950 The Downtown, Capitol Hill, Wright Avenue, and Central High Neighborhood Associations, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: There are two existing access points with curb cuts from Schiller onto this site. One is shared with the property immediately to the north. Both currently access gravel parking areas. Each area could currently support two or three parking spaces. The applicant's intent is to maintain residential parking at the site with only two spaces and use the church parking area to accommodate the ordinance office parking requirement. The office parking standard would require five spaces based on a ratio of 1 to 400 for the 2100 square foot structure. 4. SCREENING AND BUFFERS: No comment. 5. PUBLIC WORKS COMMENTS: Gravel parking areas must be paved with concrete aprons accessing the street. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Water: No objection. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: Approved as submitted. Entergy: Approved as submitted. Fire Department: Approved as submitted. 2 February 8, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z-6950 CATA: Site is located near bus routes #14 and #17A and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for an office use, ancillary to the Liberty Hill Missionary Baptist Church on property zoned R-4, Two Family Residential. The property currently contains a single-family house containing about 2100 square feet, and the applicant does not propose to change the residential integrity of the house, inside or outside. The ministry Director provided a letter describing the operation and stated that the primary hours of operation would be 8:30-4:30 Monday through Friday. Occasionally some activity may occur on Saturday. He also stated that currently they have 6 employees and that anticipated.employee growth over the next 4-5 years would not exceed 12. He added that seldom do all staff members come to the facility at the same time except for staff meetings twice a month, and that they average one or two client visitors a week. Therefore, traffic due to the operation would be minimal. He noted that the vast majority of their work would be done away from this site and this building would be used for office activities such as planning, organizing, phoning, and directing activities. They intend to use the church parking area three lots to the northeast to fulfill most of the parking needs. Since the existing house exterior would not be changed, normal siting issues such as setbacks, screening, and height are not affected, and no variances would be required except for off-site parking. No signage larger than the one square foot allowed in residential zoning would be installed. The residential appearance of the property would be maintained, including parking and driveways. The applicant should choose one of the two existing driveways, pave it for two spaces, and close the other driveway by removing the gravel and planting grass. Staff supports the applicant's intent to 3 February 8, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z-6950 maintain residential parking at the site with only two spaces, and use the church parking area three lots to the northeast to accommodate most of the ordinance office parking requirement for five spaces. That would require a variance for 40% off-site parking versus the ordinance limitation of 25% off-site parking. Staff believes this would be a reasonable use of this site based on the description of the operation and the plan to keep, and even enhance the residential appearance of the site by reducing the parking area. Staff agrees the proposed use would be compatible with the neighborhood and not cause any adverse impact. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional_ use permit subject to compliance with the following conditions: a. Comply with Public Works Comment. b. Any exterior lighting installed must be low intensity and directed downward and inward to the property and not towards any residential zoned area. c. Choose one of the two existing driveways, pave it for two parking spaces, and close the other driveway by removing the gravel and planting grass. The curb cut could be left in place. Staff also recommends approval of the variance to allow 40% of the parking to be off-site located on the Liberty Hill Baptist Church parking area. SUBDIVISION COMMITTEE COMMENTS: (JANUARY 18, 2001) Rev. Frederick Haynes, Pastor, and Paul Shackleford, "Here's Life Inner City" Director, were present representing the application. Staff gave a brief description of the proposal and briefly reviewed the comments provided to the applicant. A brief discussion took place clarifying Staff comments about parking and closing one existing parking area. The applicant verified that any signage would be minimal and conform to the residential standard. The Committee Chair 4 February 8, 2001 ITEM NO.: 7 (Cont. FILE NO.: Z-6950 suggested the applicant discuss their plans with applicable neighborhood groups and associations. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 8, 2001) Rev. Frederick Haynes, Pastor, and Paul Shackleford, "Here's Life Inner City" Director, were present representing the application. There were one registered objector and 15 supporters present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. Ethel Ambrose, President of the Central High Neighborhood Association, raised two concerns of the neighborhood. First, she stated that the question of this use when it was first considered was not brought to the neighborhood for consideration with respect to their long-range strategic plan. She added that this proposed office use was not consistent with their long-range strategic plan. Therefore, they would like this proposed use, if approved, to be only for the people proposing this use today. If they leave, the neighborhood would like written assurance that the property would revert to residential use. Second, she stated that this church was not a "neighborhood church" but rather a "church in their neighborhood." She said that the people who attend this church do not live in the neighborhood and that the neighborhood was concerned that the church and the staff of this proposed use were proposing to change the neighborhood's long range plan. Commissioner Faust asked if the neighborhood association was notified. Staff responded that they were notified. Ms. Ambrose acknowledged that the neighborhood association was notified of the hearing, but was not consulted in the planning stages before it happened to see if it agreed with the neighborhood plan. She also added that they are concerned that allowing this use will have a domino affect for allowing more non-residential uses in this area. 5 February 8, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z-6950 Chairman Downing asked the applicant to respond to Ms. Ambrose's concerns. Pastor Fred Haynes responded that this site is not the only non-residential use in this area since it is one block from Central High School, one block from Children's Hospital, five blocks south of the state Capital, plus their church is in the same block. He added that if he had known that Ms. Ambrose wanted to be notified of a ministry that the church wanted to place in the proposed house, that he would have informed her. He continued that this ministry was intended to provide help for the community as an extension of the church ministries, and that they were not changing the outward appearance of the house, just using it for added space to expand their ministry program. Commissioner Berry asked if there was an approved neighborhood plan on file with the City for the Central High neighborhood. Staff responded that there was not an approved plan on file. Commissioner Berry continued by emphasizing that the exterior of the house and the residential character will not be changed, there will not be a parking lot placed in the yard, and that if this ministry leaves this site the house will revert to residential use. Jim Lawson, Planning Director, added that the renovations that the ministry was making to the house have actually improved the condition and look of the house. Commissioner Allen asked if the renovation work was a violation. Staff's response was that there were two ordinances involved. One deals with building permits, and a question of a violation would depend on exactly what work was done, if a building permit was required, and if one was obtained. The second deals with the zoning ordinance and whether there was a use violation. Regarding use, the ministry office use of this site would be a zoning code violation without a conditional use permit. Mr. Lawson added that the ministry's renovation and use of this existing house has improved the look of the house, has not changed the residential character, and therefore was seen as an improvement for the neighborhood. On the other hand, if they had proposed changes which would have removed the residential character of the site, and/or would have created a negative impact on the neighborhood, Staff would not have supported the proposal. February 8, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z-6950 Ms. Ambrose added that the proposed "Here's Life Inner City Ministry" was actually a state-wide program, not a specific ministry of the Liberty Hill Church, and therefore, it could be located anywhere and not have to be in the Central High neighborhood. She was concerned that the program was being presented as a Liberty Hill church function, but the church was only renting the space to "Here's Life." Pastor Haynes disagreed, but it was not discussed further in the hearing. A motion was made to approve the application as submitted to include staff comments and recommendations and a variance to allow 40% of the required parking to be off-site in the Liberty Hill Baptist Church parking lot. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. Mr. Pearlester Perry had completed a registration card and asked that he still be allowed to speak to the Commission even though the item had been passed. He stated that "Here's Life Inner City Ministry" helped him get electricity back on and his roof fixed during a December ice storm and so they are helping people in this neighborhood. 7