Planning commission recommends conditional use permit for assembly use at 410 South Cache Street with parking conditions

The Town of Jackson Planning and Zoning Commission on March 5 voted to recommend that the Town Council approve a conditional use permit (CUP) to allow assembly use at 410 South Cache Street, subject to staff-recommended conditions intended to protect the public right-of-way and accommodate required on-site parking and bicycle parking.

The CUP application, listed in the agenda as P24-196 (410 South Cache Street), would allow an unaffiliated religious and community group occupying the building to use part of the 3,000+ square-foot structure for regular religious services, after-school programming and occasional cultural events. Planning staff recommended approval with five conditions, including removing a small parking area adjacent to the Kelly Avenue intersection (identified in the staff report as “parking area B”), retaining four on-site vehicle spaces that meet the required depth on private property, and providing 15 short-term bicycle parking spaces prior to building permit completion.

Planning staff highlighted that the site currently contains multiple nonconforming elements: building setbacks that do not meet the Land Development Regulations (LDRs), two curb cuts that exceed the typical maximum width, and informal on-site vehicle parking that encroaches into the public right-of-way. Staff told commissioners that protecting the public right-of-way at the intersection of South Cache and East Kelly was a priority and that parking area B should be removed to reduce potential vehicle conflicts. Staff supported the applicant’s independent vehicle parking calculation that showed a minimum on-site requirement of four spaces.

Benjamin Goldberg, co-president of the Jacksonville Jewish Community and the applicant’s representative, described the organization’s needs and use patterns: small weekly services typically attended by about 20 people, after-school instruction for six to eight children on weekdays during the school year, and larger holiday or special events held off-site at larger houses of worship in town. Goldberg said the group seeks flexibility for occasional additional on-site parking for staff and is open to mitigating measures such as designating an on-site area for employee parking and requiring back-in parking. He said the organization would comply with building permit requirements for change of occupancy and would work with staff on trash storage and bike parking.

Architect Larry Dahl presented site visuals showing existing curb cuts and the distances from building to property lines. Dahl said the current curb cut configuration could be reduced substantially and that some on-street parking could be created if the curb cuts were reconfigured. He also noted a shared parking agreement exists with a nearby Baptist church across the street, which the applicant may use for larger gatherings.

Commissioners debated the trade-off between preserving two existing on-site spaces near the Kelly intersection and the staff recommendation to remove that parking area to protect the public right-of-way and sidewalk safety. Several commissioners said the site’s existing nonconformities and current vehicle use make the proposed assembly use no worse than current conditions and expressed a preference to allow limited continued use of the near-corner spaces, subject to employee-only designation and back-in parking. Other commissioners and staff emphasized pedestrian safety and favored removal of parking area B and improvements to the curb/sidewalk configuration.

After discussion the commission voted to recommend approval of CUP P24-196 to town council based on the findings and conditions in the staff report. The motion passed on a voice vote; the record shows at least one commissioner stating they opposed the portion that would allow vehicles to cross the sidewalk near the corner.

Votes at a glance - Approval of minutes, Feb. 19, 2025: Motion passed (voice vote). Mover not specified; second by Commissioner Smith noted in the record. - Continuance of items P24-168, P24-174 and P24-175 to the April 2, 2025 meeting: Motion passed (voice vote). Mover/second not specified in the public record. - Recommendation to Town Council: Conditional Use Permit P24-196 (410 South Cache Street): Motion to recommend approval of the CUP with staff conditions passed (voice vote). Motion text referenced staff findings and conditions dated 03/05/2025; mover and seconder are not specified in the audio record presented.

The commission’s recommendation will be forwarded to the Town Council for final action. Staff and the applicant noted that the building will require a change-of-occupancy building permit, which could change final access, egress and parking requirements determined by the building official. Several commissioners requested that the commission’s split views on parking area B be recorded for council consideration.

The commission’s agenda indicated the meeting will evaluate remaining items at 8 p.m. and continue items that cannot be heard. After the CUP discussion the meeting continued with calendar and project previews for upcoming meetings.