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HomeMy WebLinkAboutZ-4250-B Staff AnalysisSeptember 6, 2001 ITEM NO.: 4 FILE NO.: Z -4250-B NAME: Lubavitch of Arkansas - Conditional Use Permit LOCATION: 11905 Fairview Road T"Tf - T . VMn TATVVM . Lubavitch of Arkansas None 19 Woodstock Court Little Rock, AR 72227 AREA: 7.38 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single Family Residential PROPOSED USE: Jewish Educational Center/ Synagogue VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant, Lubavitch of Arkansas, requests a conditional - use permit to allow for the development of a Jewish Educational Center/Synagogue on the R-2 zoned property at 11905 Fairview Road. Please see the attached letters (dated July 30, 2001 and August 22, 2001) from the applicant for a detailed description of the proposed use of the property. The applicant proposes to develop the property in the following phases: PHASE I: Existing Buildings 1,312 sq. ft. (Approx . ) Construction of a portion of the new parking area. (16 spaces) September 6, 2001 ITEM NO.: 4 (Cont.) FILE NO.: Z -4250-B PHASE II: New Building: Social Hall, 2,538 sq. ft. Kitchen, Office, Classrooms Construction of remainder of parking area. (18 spaces) PHASE III: Addition to New Building 2,184 sq. ft. PHASE IV: New Residence 3,300 sq. ft. The applicant notes that the height of the new buildings will not exceed the 35 foot maximum height allowed in R-2 zoning. The applicant also notes that if the existing residential structure cannot be renovated, Phase II as shown on the proposed site plan would become the first phase. J B. EXISTING CONDITIONS: There is an existing single family residential structure and detached garage structure located near the northeast corner of the property. The west and south portions of the property are wooded. There are single family residences to the east across Fairview Road, along Summit Road. There is also a single family residence immediately north, with an office building further north at the southwest corner of Fairview Road and Pleasant Ridge Road. There are single family residences to the south, with a church and office buildings to the southeast. The property immediately west is zoned PRD and contains a multifamily development. C. NEIGHBORHOOD COMMENTS: The Walton Heights-Candlewood, Pleasant Forest and Pleasant Valley Neighborhood Associations were notified of the public hearing. As of this writing, staff has received several phone calls and one (1) office visit from persons requesting information on this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Fairview is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide plan and profile of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. Match street to south if 2 September 6, 2001 ITEM NO.: 4 (Cont.) E FILE NO.: Z -4250-B improved. Full width street re -grading will be required. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. The proposed driveway will have serious sight distance problems, making it unsafe. Obtain a variance and move driveway as close to southern property line as possible. 4. Appropriate handicap ramps will be required per current ADA standards. 5. All driveways shall be concrete aprons per City Ordinance. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Grading permit will be required on this development. 8. Stormwater detention ordinance applies to this property. 9. Direction of flow for water courses leaving thq property. 10. Drainage area size and runoff coefficient for water courses entering the tract are required. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: If customer needs excess phone lines, please contact Marco Barker at 373-3715. Water: If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. On site fire protection will be required when the rear portion of the property is developed. Fire Department: Private fire hydrants may be required. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment. CATA: No Comment received. 3 September 6, 2001 ITEM NO.: 4 (Cont.) F. Landscape Issues: FILE NO.: Z -4250-B A portion of the proposed street buffer drops below the minimum width allowed of 22 feet. The full width requirement is 44 feet. The proposed plan does not allow for the eight percent (1,047 sq. ft.) of landscaping within the interior of the paved area. A six foot high opaque screen, either a wooden fence or dense evergreen plantings, is required to screen this u property from the residential properties to the north and south. An irrigation system to water landscaped areas wild. be required. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (AUGUST 16, 2001) The applicant was present. Staff presented the item and noted that additional information was needed on building heights, seating capacity in the main worship area, signage and fencing. Staff also noted that portions of the perimeter and interior landscaping and buffers fell below ordinance minimums. The main discussion centered on access to Fairview Road. Public Works staff noted the sight distance problems with the northern driveway. It was suggested that the site plan be "flipped" to move the driveway to the south, away from the crest of the hill. In response to a question from the applicant, Bob Turner of Public Works stated that street improvements could be made in phases corresponding to the phased development of the site. The applicant was advised to provide a revised site plan as well as answers to the questions raised by staff by August 22, 2001. 4 September 6, 2001 ITEM NO.: 4 (Cont.) FILE NO.: Z -4250-B The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised site plan to staff on August 22, 2001. The applicant also submitted the additional information as requested by the Subdivision Committee. The revised plan addresses the issues as raised during the staff review and discussed at the Subdivision Committee meeting. The proposed site plan has been "flipped", with the new proposed driveway being moved from near the north property line to near the south line, as requested by Public Works. Public Works has reviewed the revised site plan and notes no outstanding issues. As noted at the Subdivision Committee meeting, Public Works will allow the street improvements to Fairview Road to be made in phases, corresponding to the phased development of the site. The revised plan also shows additional interior and perimeter landscape areas. The Planning Staff has also reviewed the revised plan and notes that the landscape and buffer areas provided conform to ordinance requirements. As noted in the applicant's letter dated August 2, 2001, there will be a maximum of 60 persons attending prayer services. The minimum ordinance parking requirement would be 15 spaces. The applicant proposes to construct 16 parking spaces with Phase L and 18 spaces with Phase II, for a total of 34 spaces. Staff supports the parking plan as proposed. Staff feels that the applicant has done a good job in addressing the issues as raised by staff and the Subdivision Committee, and revising the proposed site plan accordingly. With compliance with the conditions as noted in the next paragraph, staff feels that the proposed Jewish Educational Center/synagogue will have no adverse impact on the surrounding properties or general area. The proposed future buildings conform to ordinance standards with respect to building setbacks and height. The proposed development occupies only approximately 22 percent of the total overall property. 5 September 6, 2001 ITEM NO.: 4 (Cont.) I. STAFF RECOMMENDATIONS: FILE NO.: Z -4250-B Staff recommends approval of the conditional use permit subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Any site lighting must be low-level and directed away from adjacent residential property. 3. Any future fencing must conform to City Ordinance standards. 4. The ground -mounted sign will have a maximum height of, six (6) feet and a maximum area of 72 square feet. 5. The use of the property will be limited to the uses and hours of operation as described in the attached applicant's letters dated July 30, 2001 and August 22, 2001. PLANNING COMMISSION ACTION: (SEPTEMBER 6, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 6