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HomeMy WebLinkAboutZ-4101-A Staff AnalysisJanuary 6, 2000 ITEM NO.: 20 FILE NO.: Z -4101-A NAME: Waters Temple Church of God - Conditional Use Permit LOCATION: 2615 Cumberland Street OWNER/APPLICANT: Waters Temple Church of God In Christ/Pastor Vernon Briscoe PROPOSAL: To obtain a conditional use permit to replace an existing church facility with a new, larger structure with accompanying parking on property which is zoned R-3, Single Family Residential at 2615 Cumberland Street. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located one block south of Roosevelt Road, on the East side of Cumberland Street between 26th and 27th Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is Zoned R-3, Single Family Residential, and is surrounded by a mix of mostly residential zoning to the east, south and west, with some commercial to the north and northwest along Roosevelt. The residential zoned properties contain a mix of single family and duplex houses. Staff believes the continued use of this site as a church would continue to be compatible with the neighborhood, however there are concerns about the lack of proposed parking. The Community Outreach Neighborhood Organization and the Meadowbrook Neighborhood Association were notified of the public hearing. January 6, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4101-A 3. ON SITE DRIVES AND PARKING: Two driveways enter the existing south parking lot and will remain as the access to the expanded south parking lot. A new parking area adjacent to the east side of the new church building would be accessed from 26th Street through the alley right-of-way The south driveway turning radii and driveway width along the parking area adjacent to 27th Street are not adequate. The proposal states that the church seating capacity would be 360. That would generate a requirement for 90 parking spaces at the ordinance rate of 1 space for every 4 seats. The proposal shows only 36 total spaces. A variance would be required for the reduced number of parking spaces. No off-site parking was proposed. Staff has concerns over this great a variance with only 40% of the required parking shown on the plan. 4. SCREENING AND BUFFERS: The proposed street buffers along East 27th and 26th Streets drop below the full average depth requirements of 12 1-fz feet but meet ordinance requirements with the transfers allowed. The proposed plan does not allow for the 3 foot wide landscape strip on the south side between the public parking area and the building, but since it does provide one on the east side, and because of ordinance flexibility, the revised proposed plan would be satisfactory. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings with growth to 6 feet within three years, is required where adjacent to residential properties to the southeast. 2 January 6, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4101-A 5. PUBLIC WORKS COMMENTS: a. A 20 feet radial dedication of right-of-way is required at the corner of Cumberland and East 26th Street. b. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. C. Plans of all work in right-of-way shall be submitted for approval prior to start of work. d. Relocate proposed church to provide for 50 feet sight distance triangle at the corner of East 26th and Cumberland. e. Stormwater detention ordinance applies to this property. f. Easements for proposed stormwater detention facilities are required. g. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. h. A Sketch Grading and Drainage Plan per Sec. 29- 186(e) is required. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: Contact the Water Works if additional water service is required. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. Entergy: Approved as submitted. Fire Department: Contact Dennis Free, 371-3752, at the fire department concerning fire hydrants and turning radii for parking areas prior to finalizing design. 3 January 6, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4101-A CATA: Routes #2 and #15 serve this site. Approved for transit purposes. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit to build a new church replacing the current structure which has been at this location since'at least 1982, and increasing the size of the parking areas. The property is Zoned R-3, Single Family Residential. The new 9,864 square foot church would be located on the north half of the church's property and seat 360 people in the main sanctuary. The building will also contain a small fellowship hall with a kitchen, and five small classrooms for Sunday School and bible study. These facilities would be used as normal church activities. There would not be a day care center or separate school use. Parking would be added to the existing south parking area and along the east side of the new church. The existing church would be removed and replaced with additional parking spaces. The proposed building would be located 8 feet less than the required 25 feet from the front property line. All other setbacks and the height would meet ordinance requirements. However, the proposed location would fall within an area required by ordinance to be left unobstructed to allow a clear view 50 feet along each street from the intersection of 26th and Cumberland. Public Works does recommend the building be moved back to the east 20 feet to allow the full sight distance at the corner of 26th and Cumberland. The church building could be moved 20 feet to the east and meet the front setback and the open sight distance at the corner without any decrease in building size or loss of parking area. That would result in the rear setback being about 2 feet less than the required 25 feet, but that small variance would be preferred over the two variances caused by the applicant's proposed location. The proposed parking would be 54 spaces less than the required 90 spaces based on 1 space required for every 4 seats in the main assembly area. No off-site parking 4 January 6, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4101-A was proposed, however, the church has future plans according to Pastor Briscoe to acquire a nearby lot at the corner of 26th and Rock. In addition, he stated the resident of the house located just to the southeast of the church property has willed that property to the church. The church would use that lot for parking when acquired. The applicant states that many of their members walk or ride the church bus now, and so they feel the reduced parking would be adequate for now. Staff is not comfortable with the proposed amount of parking. The existing church has a seating capacity of about 200 and Pastor Briscoe stated that the attendance averages about 130. Staff's position is that the 36 proposed parking spaces would only support a seating capacity of 200 and until additional spaces can be provided, the new church should be limited to that capacity. The proposed 36 parking spaces provide only 72% of the normal required parking spaces for a capacity of 200, but 110% of the parking required for the average 130 attendance that Pastor Briscoe stated he averages. Staff believes that for a seating capacity of 360 as proposed, a minimum of 755 of the required 90 spaces, or 67 spaces, would be reasonable for the amount of driving attendees as described by Pastor Briscoe. Until 67 spaces can be provided, staff recommends that the full 360 seat capacity not be allowed. Screening would be required along property lines that abut residential areas to the east. Existing signage would be used. The applicant proposes to place area lighting on existing power poles and direct it inward to the sight. Staff doubts that would meet ordinance requirements of low intensity lighting whose cone of coverage is contained primarily on the site with very little overspill onto any residential area. In order to meet ordinance standards, the lighting design will most likely have to place the lighting on poles placed on the parking areas. However, the details for that can be examined during the review for a building permit. 5 January 6, 2000 SUBDIVISION ITEM NO.: 20 (Cont. FILE NO.: Z -4101-A Staff believes this would be a reasonable use of the site only when properly screened and the above comments incorporated in the design for the proposal. 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. b. Comply with Public Works Comments. C. Comply with Fire Department requirements. d. All exterior lighting must be low intensity and directed downward and inward to the property and not towards, or overlap into, any residential area. e. Relocate the building 20 feet to the east while maintaining the north setback as proposed. Staff also recommends approval of two variances, one for reduced parking to 36 spaces only if the seating capacity is reduced to 200. The second variance being a reduced rear setback of three feet caused by relocating the building 20 feet to the east placing it 45 feet from the west property line. Staff is not comfortable with the applicant's proposed location which does not meet the front setback or, even more importantly, the corner unobstructed sight distance. SUBDIVISION COMMITTEE COMMENTS: (DECEMBER 9, 1999) Pastor Vernon Briscoe was present representing his application. Staff gave a brief description of the proposal. Staff highlighted the issues regarding the reduced setback in the front, site distance requirements for the corner of Cumberland and 26th Street, the parking deficiency of 54 parking spaces, and the need to provide staff with the height of the building and steeple. The applicant questioned the sight distance issue on the corner of 26th and Cumberland. He did not believe that would 6 January 6, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4101-A be a problem due to the nature of these streets, low traffic volume, and the existence of a large tree near this same corner that "everyone wants to leave in place." Staff reiterated that this proposal would require variances for reduced front setback, reduced sight distance on the corner of 26th and Cumberland, and major reduced parking. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (JANUARY 6, 2000) Pastor Vernon Briscoe was present representing his 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," paragraph 8 above less item Be. Item 5d under "Public Works Comments" was also deleted. Pastor Briscoe explained his current attendance averaged about 130 and that he felt the amount of walk-in and bus -in membership reduced the need for parking. He also felt the proposed location of the building was the best fit and would not cause any problem at the corner. He also explained his efforts to obtain additional property to use for parking. Discussion took place regarding the location of the church and the amount of parking. Public Works considered all factors relating to the proposed location of the church in relation to the site distance criteria in the ordinance, and the actual traffic flow at the corner of 26th Street and Cumberland. They decided the proposed location would be satisfactory. The Commissioners considered Pastor Briscoe's reasoning regarding the reduced parking, his efforts to obtain nearby property for additional parking, and his current attendance of about 130. The general consensus was that the proposed parking would be satisfactory now but the church should pursue obtaining additional property to accommodate more 7 January 6, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4101-A parking as they grow into the 360 seat capacity. Pastor Briscoe was reminded that when he was ready to add more parking areas. He would need to come back before the Commission to revise his site plan. A motion was made to approve the application as submitted to include staff comments and recommendations as amended. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. 8