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HomeMy WebLinkAboutZ-7061 Staff AnalysisJuly 26, 2001 ITEM NO.: 9 FILE NO.: Z-7061 NAME: K -Life - Conditional Use Permit LOCATION: 508 N. Ridgeway DEVELOPER: St. Andrew's Church 6711 West Markham Street Little Rock, AR 72205 AREA: .24 acre ZONING: R-3 SL]RVEYOR : Forrest Marlar, 4505 JFK Blvd. No. Little Rock, NUMBER OF LOTS: 1 Jr. AR 72116 FT. NEW STREET: 0 ALLOWED USES: Single Family Residential PROPOSED USE: VARIANCESIWAIVERS REQUESTED: Single Family Residential and Youth Ministry Program Waiver of the conditional use permit filing fee A. PROPOSAL LREQUEST: The applicant, St. Andrew's Church, requests a conditional use permit to operate a church youth ministry program from the property at 508 N. Ridgeway. The existing one-story (1,760 square feet) single family structure will also be used as a residence for two youth ministry program staff members. The youth ministry program is associated with K - Life, a nonprofit organization based in Conway which works with junior and senior high children in the community. Attached is a copy of the applicant's cover letter which gives a detailed description of the proposed activities to take place on this property. This application is a use issue only, as no changes are proposed to the existing site plan. Based on the fact that the church and K -Life are nonprofit organizations, a waiver of the $180.00 filing fee has been requested. July 26, 2001 ITEM NO.: 9 (Cont.) B EXISTING CONDITIONS: FILE NO.: Z-7061 The property at 508 N. Ridgeway contains an existing one- story frame single family residence which is approximately 1,760 square feet in area. There is a single car driveway from Ridgeway, with a carport for one (1) vehicle. The general area is made up of single family, two-family and multifamily residences and zoning. Pulaski Heights Middle School is located to the southwest. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received three (3) letters and a petition from persons opposing the proposed use of the property. The Hillcrest, Capitol View Stifft Station and Cedar Hill Terrace Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No Comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: No Comment. Fire Department: No Comment. Count Plannin : No Comment received. CATA: Project site is located near bus routes #1 and #8 and has no effect on bus radius, turnout and route. F. Landscape Issues: No Comments. PA July 26, 2001 ITEM NO.: 9 _(Cont.) G. H. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-7061 (JULY 5, 2001) Reverend Thomas Johnston was present, representing the application. Staff briefly described the proposed conditional use permit, noting that no changes were proposed to the existing site plan. Reverend Johnston provided additional description of the proposed use. Commissioner Berry asked if the applicant had contacted the Hillcrest Neighborhood Association. Reverend Johnston noted that some of the members of the church had contacted the neighborhood association. Jim Lawson, Director of Planning and Development, asked if any of the youth in the program could come by the property at any time. Reverend Johnston stated that they could. Commissioner Berry suggested that the applicant consider making the conditional use permit for this proposed use only, so that the property would revert back to single family residential should the use cease to operate at this location. There was some additional discussion. After the discussion, the Committee forwarded the issue to the full Commission for final action. ANALYSIS: As noted in paragraph A., the applicant is requesting a conditional use permit to operate a church youth ministry program from the single family residential property at 508 N. Ridgeway. The proposed youth ministry program will consist of weekly meetings and other scheduled meetings and activities for youth ranging in age from fourth grade to high school. The number of children at the meetings/activities will range from 3 to 50. There is parking on the site for two (2) vehicles, a single car carport and driveway. This will allow parking for the two (2) staff members which will reside on the property. There is no other off-street parking at this site. The applicant has noted that the youth who drive to the meetings/activities will park at the Pulaski Heights Middle School and walk to the residence. 3 July 26, 2001 ITEM NO.: 9 (Cont.) FILE NO.: Z-7061 Although staff feels that the K -Life Youth Ministry is a quality program and does not question the program's integrity, there are several concerns about operating a program of its size at this residential location. Staff is concerned with the frequency of the meetings/activities, the number of youth who will be attending some of the functions, the amount of traffic at and around the site that the use will generate, and the lack of off-street parking and drop-off/pick-up areas. Staff feels that the level of activity which the proposed use will general will have an adverse, negative impact on the adjacent residential properties and the general area, and therefore, cannot support the requested conditional use permit. I. STAFF RECOMMENDATIONS: Staff recommends denial of the requested conditional use permit. Staff suggests that the Commission take a separate vote regarding the requested waiver of the filing fee. PLANNING COMMISSION ACTION: (JULY 26, 2001) Reverend Thomas Johnston and others were present, representing the application. There were several persons present to oppose the application. The Planning Commission discussed deferring the application so that the applicant could meet with the neighborhood and attempt to work out their issues of concern. Jim Lawson, Director of Planning and Development, explained the possibility of a deferral. The applicants met outside the Board room (during the discussion of another item) to discuss the issue of deferral. Reverend Johnston addressed the Commission and the neighbors. He apologized to the neighbors for not meeting with them to discuss their concerns. He stated that he wished to withdraw the application. He noted that all activities would be transitioned to another location. There was a discussion about what activities might take place on the property. Rev. Johnston mentioned what the constitutional rights might be regarding the use of this property. Chairman Downing asked if the property would be used as a residence. Rev. Johnston noted that one (1) person would reside on the property. 4 July 26, 2001 ITEM NO.: 9 (Cont.) FILE NO.: Z-7061 There was a discussion pertaining to what the property could be used for under the existing residential zoning. Staff noted that the property (use) is currently under enforcement and asked the Commission for a transition time for the youth program activities to cease at this location. Rev. Johnston stated that all of the regularly scheduled meetings at 508 N. Ridgeway would be ceased immediately. Dana Carney, of the Planning Staff, noted that the Commission could withdraw the application, and that staff would monitor the site and proceed with enforcement, if necessary. There was a motion to withdraw the application, without prejudice. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. G�