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HomeMy WebLinkAboutZ-4028-C Staff AnalysisSeptember 30, 1999 ITEM NO.: 11 FILE NO: Z -4028-C NAME: Arkansas Baptist College - Conditional Use Permit LOCATION: 1710 Bishop Street OWNER/APPLICANT: Arkansas Baptist College/Ron Woods, Woods- Caradine Architects PROPOSAL: To obtain a conditional use permit at 1710 Bishop Street to add a building for a multi -cultural technology center on the existing campus on property Zoned R-4, Two Family Residential. ORDINANCE'DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the west side of Bishop Street, just south of 17th street and the rest of the main campus. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned R-4, Two -Family Residential. It is bounded to the north, west and south by R-4 zoning. The vacant property to the east across Bishop, which is also owned by the college, is zoned R-3, Single Family Residential. This new building would be connected to the existing gym to the north. There is an existing duplex house on the property to the south. Staff believes this proposal would be compatible with the neighborhood. The Wright Avenue and Central High Neighborhood Associations were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: This proposed use would generate a parking requirement of 17 spaces, based on one per every 300 gross square feet. The proposal shows no on-site drives or parking. The applicant has asked for a variance to allow all required parking to be off-site, i.e. across Bishop Street, (the September 30, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO: Z -4028-C ordinance allows 25% to be off-site), and deferral for five years to construct the parking. 4. SCREENING AND BUFFERS: A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the southern perimeter. 5. PUBLIC WORKS COMMENTS: 1. Move all steps out of the right-of-way or request franchise. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: A 3/4 -inch meter is the maximum size that is available off the existing 2 -inch water main in Bishop Street. Wastewater: There is a 6 inch sewer main located on site. Contact Little Rock Wastewater Utility for details. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. Entergy: No comments received. Fire Department: Approved as submitted. CATA: No Comments received. 7. STAFF ANALYSIS: The applicant is requesting a conditional use permit to add a 4,960 square foot single -story Multi -Cultural Technology Center to the existing college campus at Bishop and 17th Streets. The property is zoned R-4, Two Family Residential. FA September 30, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO: Z -4028-C The new building would be attached to the gym next door to the north and be compatible to it in exterior appearance. It would provide new locker rooms for that facility, as well as a computer center, gallery, and multipurpose rooms. The proposed facility meets height standards, but does not meet required setbacks for the front, rear or north side. The front setback should be 25 feet, but is 0 feet. The 0 -setback part of the building is a covered entry area, not actually enclosed building area. The enclosed part of the building would match the existing gym building setback to the north which is setback 2.15 feet in the front. The rear setback should be 25 feet, but is only 6 feet. The gym to the north has a 5 foot rear setback. The required side setback of 5 feet is exceeded to the south at 10 feet, but not -met to the north with only 3 feet. The applicant has requested setback variances for the front, north side, and rear. The proposal also includes a wall sign over the main door, facing Bishop Street which is larger than would be allowed in R-4 zoning and would also require a variance. For comparison, it would meet the ordinance requirements for institutional signage based on a maximum of 10% of the facade of the building. There would be no on-site parking or drives. The proposal includes a variance request for 100% off-site parking, and a deferral request to delay the construction of the parking for 5 years for budgeting reasons. At that time this C.U.P would need to be amended to deal with the development on the east side of Bishop. Staff believes this is a reasonable use of this property and even with the requested variances, if properly screened from the residential area to the south, it should not create a large negative impact on the area. Once the parking is built, the impact would be decreased even more. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances, including screening to the south. 3 September 30, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO: Z -4028-C b. Comply with Public Works Comments. c. Limit signage to that allowed in office/institutional zones within a variance approval. Staff also recommends approval of the variances for setbacks, off-site parking, and the sign, as well as the deferral for 5 years to construct the parking. The applicant is reminded that a revised C.U.P. will be required for the development on the east side of Bishop to include the required parking to meet ordinance standards at that time. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 9, 1999) Ron Woods from Woods-Caradine Architects was present representing the application. Staff gave a brief description of the proposal. Public Works briefly reviewed their comments. A short discussion ensued regarding stormwater detention and Public Works asked that the applicant provide calculations for that design. The applicant stated that the functions would be held primarily between the hours of 8:00 a.m. to 10:00 p.m., potentially 7 days a week. Parking was also briefly discussed. It was noted that there is on -street parking available, many of the users of the facility would be walk in, and that the existing campus parking could also be used as available. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (SEPTEMBER 30, 1999) Ron Woods was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation." Commissioner Nunnley explained that he had asked that this item be moved to the regular agenda because he had received some phone calls expressing some concerns with the proposal. No one 4 September 30, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO: Z -4028-C completed a card expressing a desire to speak at the hearing, nor did any one speak up when the item was presented. Commissioner Nunnley stated that he had no issues himself. Mr. Woods passed out a handout to the Commissioners which showed a floor plan, elevation views, and the location of the future parking, and he briefly explained what the proposal included. He added that the main purpose was actually for community programs rather than school use expansion. He then explained why they were asking for the deferral for parking, (mainly because of a lack of money), and that they don't expect the activities in the new building to generate much of a parking need because most of the users wouldn't drive to the site. Commissioner Nunnley asked if the school anticipated obtaining the funding and being able to build the parking within the requested five year deferral. Mr. Woods said he hoped they would since they have been successful so far in obtaining funds. A motion was made to approve the application as submitted to include staff comments and recommendations. The motion passed by a vote of 11 ayes, 0 nays and 0 absent. 5