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Z-5578-A Staff AnalysisNovember 16, 1993 ITEM NO.: E FILE NO.: Z -5578 - NAME: LOCATION: OWNERZAPPL_ICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Islamic Center of Little Rock - Conditional Use Permit 3224 Anna Street Islamic Center of Little Rock/ Hashim Ghori, Agent A conditional use permit is requested to allow for the construction of an Islamic worship center on this R-3 zoned property. The proposed structure is to be used both for prayer services and social functions for the Islamic community. The existing structure is to be maintained and used as classroom space. The site is located at the northwest corner of Lucie Avenue and Anna Street, one block east of Fairpark Boulevard. 2. CoLnpatibility with Neighborhood The Islamic Center currently occupies a small residential structure on this property. A large area of single family zoning extends north of this site. Commercial zoning is adjacent to the west, occupied by a variety of uses including a bookstore and an automobile repair shop. A large apartment complex is located across Lucie Avenue, to the south. one block east of this site is a contractor's maintenance yard, zoned I-2. A second, large area of I-2 zoning is located one block west of this site. A small church is located at the corner of Lucie Avenue and Mary Street, one block east. November 16, 1993 SUBDIVISION ITEM NO.: E (Continued) FILE NO.: Z -5578-A With attention given to screening the adjacent single family property, it would appear that this proposed use is compatible with the neighborhood. 3. On -Site Drives and Parkin The applicant states that the proposed worship center will accommodate 150 people. Based on an ordinance requirement of one parking space for each four seats in a church's sanctuary, this proposed use requires 38 on-site parking spaces. The site plan, as submitted, shows no on-site parking. 4. Screenin and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. Until such time as a complete site plan is submitted, a thorough review is not possible. 5. City Engineer Comments Dedicate right-of-way on Anna Street and construct half street improvements on Lucie Avenue and Anna Street. Provide off-street parking. 6. Utility Comments Little Rock Wastewater Utility reports that a 10 inch sewer main is located in the alley west of the property. Contact Little Rock Wastewater for details. Little Rock Municipal Water Works states this property has an existing 5/8 inch meter; a 3/4 inch meter is the maximum size available off the existing water main. 7. Analysis A conditional use permit was approved by the Planning Commission in August 1992 allowing for the conversion of the existing residential structure located at 3224 Anna Street to a center for religious and social functions. At that time, the applicant informed the Commission that two adjacent lots were being acquired for the eventual construction of a new building. The applicant has now submitted a request for a conditional use permit to allow for the construction of that new building on the two adjacent lots. The site plan submitted with this application is deficient and does not allow for a complete review of the proposal. 2 November 16, 1993 SUBDIVISION ITEM NO.: E Continued) FILE NO.: Z -5578-A A site plan must be submitted which provides the minimum criteria established for review of a site plan issue. 8. Staff Recommendation Although staff is basically supportive of the concept put forward by this request, it is felt that this matter should be deferred until such time as a comprehensive site plan has been submitted which will allow for proper review of the issue. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 16, 1993) The applicant was not present. Staff presented the item and informed the Committee that the site plan was deficient and that a deferral may be in order. The Committee was informed that the applicant had been contacted about the deficiencies and was agreeable to a deferral. The Committee agreed that a deferral was appropriate and forwarded this item to the full Commission. PLANNING COMMISSION ACTION: (OCTOBER 5, 1993) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had written requesting that this item be deferred to the November 16, 1993 Planning Commission meeting. The deferral will allow the architect time to develop a complete site plan. The item was placed on the Consent Agenda and approved for deferral to the November 16, 1993 Planning Commission meeting by a vote of 8 ayes, 0 noes and 3 absent. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 28, 1993) Mr. Sikandar Bhatti and Mr. Patel were present representing the Islamic Center of Little Rock. Dana Carney, of the Planning staff, informed the Committee that a revised site plan had been received. It was determined that, for setback purposes, the front yard setback will be taken from Lucie Avenue. This will give a front yard setback of 40 feet and a side yard of setback on Anna Street of 4 feet; 25 feet and 5 feet are required respectively. 3 November 16, 1993 SUBDIVISION ITEM NO.: E Continued FILE NO.: Z -5578-A The site plan shows 25 on-site parking spaces, plus room for three stacking spaces at the covered drop-off area. A worship center designed to accommodate 150 persons requires 38 on-site parking spaces. Mr. Bhatti explained to the Committee that daily attendance at the facility will be approximately 20 persons. He stated that the Islamic Center currently has only 40 to 50 persons coming to the main weekly service on Friday. Mr. Bhatti explained that, on only one occasion during the year, will as many as 150 persons attend the center. Mr. Bhatti informed the Committee that the Islamic Center is working to acquire additional property for development as parking. Mr. Patel stated that many of those who will attend the Islamic Center are students at UALR who reside in the nearby apartments and dormitory. These persons will walk to the center rather than drive. The Committee determined that it was appropriate to grant a variance from the required number of on-site parking spaces, but urged the applicant to continue efforts to acquire additional parking. The applicant was reminded of the requirement to dedicate 5 feet of additional right-of-way on both Anna Street and Lucie Avenue and to construct half street improvements on both streets. Mr. Bhatti stated that these requirements were understood. Bob Brown, Plans Review Specialist, stated that the revised site plan complies with the Landscape Ordinance. Bill Henry, City Traffic Engineer, recommended one minor change in the parking lot design. After a brief discussion, the Committee forwarded this item to the full Commission for final resolution. PLANNING COMMIS ION ACTION: (NOVEMBER 16, 1993) Mr. Sikandar Bhatti and Mr. Patel were present representing the Islamic Center of Little Rock. There were no objectors present. Staff presented the item and informed the Commission that a revised site plan had been submitted which addressed all staff concerns. 4 November 16, 1993 SSUBDIVISIQN ITEM NO.: E Continued FILE NO.: Z -5578-A The Commission was informed of the setback and parking variances, as requested by the applicant. The Commission determined that there were no outstanding issues and placed this item on the Consent Agenda for approval, with the requested setback and parking variances. The approval was subject to compliance with the City's Landscape and Huffer Ordinances and compliance with the City Engineer Comments. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. 5