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Home My WebLink AboutZ-4184-B Staff AnalysisMarch 28, 2019 ITEM NO.. 3 FILE NO.: Z -4184-B NAME: Holy Souls School — Revised Conditional Use Permit LOCATION: 1001 N. Tyler Street OWNERIAPPLlCANT: Holy Souls Church/Greg R. Peckham PROPOSAL: A revised conditional use permit is requested to allow a building addition to an existing school use on the R-2 zoned property located at 1001 N. Tyler Street. 1. SITE LOCATION. The site is located along the north side of "H" Street, between N. Polk and N. Harrison Streets. N. Tyler Street runs along a portion of the western property boundary. 2 3 COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area predominately made up of single family residences, The Allen School is located to the south, across "H" Street. All other surrounding properties are occupied by single family residences. Other non-residential uses are located further east and north along Kavanaugh Blvd and further to the west. The applicant proposes to construct a rather small addition to one (1) building within a large church and school campus. The church and school uses have existed as part of the neighborhood for a number of years. The proposed addition to the existing school building will be compatible with uses in the area. Notice of public hearing was sent to the Hillcrest Residents Association. ON SITE DRIVES AND PARKING: Existing paved parking areas are located within the west and north portions of the overall development. Access drives from "I" Street and N. Tyler Street serve the church and school campus. Classrooms will be relocated from other areas of the campus to the new addition. There will be no increase in the number of classrooms or students. Therefore, no increase in parking will be required. March 28, 2019 ITEM NO,; 3 Cont. FILE NO.: Z -4184-B 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements 2. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. 3. The City Beautiful Commission recommends prnserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: 1. A 20 feet radial dedication of right-of-way is required at the intersection of "H" Street and N. Polk Street. 2. A 20 feet radial dedication of right-of-way is required at the intersection of "I" Street and N. Polk "1itreet. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES; Little Rock Reclamation Authorit No comments received. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. A three-phase overhead power line already exists along "H" Street on the east side of the property. Please insure that buried electrical service lines are marked prior to digging on the property. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoin# Energy: No comments received. AT&T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2 March 28, 2019 ITEM NO.: 3 Cont. FILE NO.: Z -4184-B Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D Of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Buildin Codes: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; criche littlerock. av or Steve Crain at 501-371-4875; strain littlerock. ov 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Re ion METRO: No comments received. Plannin Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MARCH 6, 2019) Greg Peckham was present, representing the application. Staff presented the application and noted that there were no outstanding issues, The requested building height and setback variances were briefly discussed. The Public Works requirements were also discussed. After the discussion, the committee forwarded the application to the full Commission for resolution. 3 March 28, 2019 NO.: 3 (Co C7n STAFF ANALYSIS: • � The applicant is requesting approval of a revised conditional use permit to allow a building addition to an existing school building located within the Holy Souls Church and school campus. The addition will be made to the southeast corner of the middle building which fronts on "H" Street. The proposed building addition will be approximately 10,000 square feet in area and three (3) stories in height (42'— 4"). The addition will have a basement level with two 2 upper addition will be located approximately 22 feet bacom the fro t (so th) fro ert proposed ine d A new step/porch structure will be located approximately 15 feet back from the front property line. The proposed front building setback and building height will match the front setback and height of the existing school building. The applicant notes that the upper two (2) floors of the addition will be for classrooms, with the basement level being a safe room that will accommodate the entire school population. The applicant is requesting two (2) variances with the proposed building addition. The first variance is from the building height provisions of Section 36-254(c) of the City's Zoning Ordinance. This section allows a maximum building height in R-2 zoning of 35 feet. The ordinance requires that building height be measured from the lowest finished floor to the ceiling height of the top floor (flat roof). The proposed building height will be 42 feet -- 4 inches as measured from the floor of the basement level (below ground). The building height as viewed from the existing grade should not exceed 35 feet. The second variance is from the area provisions of Section 36-254(4) (1), which requires a minimum front building setback of 25 feet. The proposed building addition will be located approximately 22 feet back from the front (south) property line, with the step/porch of the addition having a front setback of approximately 15 feet. There were no issues raised by the Subdivision Committee which the applicant needed to respond to. To staffs knowledge, there are no outstanding issues associated with this application. Staff believes the proposed building addition to the existing school building is an appropriate use for this property. The proposed addition represents a very small increase in the overall amount of building area within this development. The church and school use has been a component of this neighborhood for a number of years. Staff believes the proposed building addition will have no adverse impact on the neighborhood. With respect to the requested building setback and height variances, staff views the variances as reasonable. The proposed front setback and building height for the addition will match the setback and height of the existing building. 4 March 28, 2019 ITEM NO.: 3 Cont. _ FILE NO • Z -4184-B STAFF RECOMMENDATION. Staff recommends approval of the requested revised CUP, including front building setback and building height variances, subject to compliance with the comments and conditions outlined in sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (MARCH 28, 2019) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 5