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HomeMy WebLinkAboutZ-4250-C Staff AnalysisMay 19, 2011 ITEM NO.: 3 FILE NO.: Z -4250-C NAME: Lubavitch of Arkansas — Revised Conditional Use Permit LOCATION: 11905 Fairview Road OWNER/APPLICANT: Lubavitch of Arkansas/David Hamilton PROPOSAL: A revision to the previously approved multi -phase conditional use permit is requested to allow for changes in the various phases of future development of this existing religious facility. The property is zoned R-2. 1. SITE LOCATION: The site is located on the west side of Fairview Road, midway between the street's north and south connections with the Pleasant Ridge Drive loop. 2. COMPATIBILITY WITH NEIGHBORHOOD: The Lubavitch Center has been located on this site for nearly a decade. A single-family neighborhood and a single-family residence are located on the R-2 zoned properties to the south and north respectively. A large, PCD zoned shopping center is located to the west. Multifamily developments are located to the west. Other uses in the immediate vicinity include additional retail centers, offices and churches. This revision does not involve expanding the Center onto additional property. Primarily, what is proposed is a modification of the current approved, multi -phased development. The Center should continue to be compatible with the area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Pleasant Forest and Pleasant Valley Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: Access to the site is via a single driveway off of Fairview Road. A 24 -space, paved and landscaped parking lot is adjacent to the synagogue/education facility. The driveway will be extended to provide access to the new parsonage (residence). A second driveway is proposed to provide access to the guesthouse residence. May 19, 2011 ITEM NO.: 3 Cont. FILE NO.: Z -4250-C At the time the Phase 5 Educational Building is reviewed by the Commission, possible parking changes and expansions may be required. 4. SCREENING AND BUFFERS: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. At the time of issuance of a building permit, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Fairview Road adjacent to the subject property including 5 -foot sidewalks with planned development. The new back of curb should be located fifteen and one-half feet (15.5) from centerline. 2. All future driveway locations and widths must comply with the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed thir-ty-six (36) feet. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Proposed sewer main must be submitted to LRW as Developer Funded Project for approval. Contact LRW for details. Entergy: No comment received. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 2 May 19, 2011 ITEM NO.: 3 Cont. FILE NO.: Z -4250-C Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. 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: Place fire hydrants per Code. Maintain at least twenty (20) foot wide access. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. SUBDIVISION COMMITTEE COMMENT: (APRIL 28, 2011) David Hamilton and Rabbi Pinchus Ciment were present, representing the application. Staff presented the item and noted additional information was needed regarding any proposed fencing, signage and site lighting. Staff asked the applicants to provide a revised phasing plan and to locate the dumpster and required screening on the plan. Public Works Comments were noted and discussed. Vince Floriani, of Public Works, stated the noted improvements to Fairview Road would not be required with the construction of the addition and the Rabbi's House requested under this C.U.P. He stated they would be required if the guesthouse or any future phase were built. Comments from the other reviewing agencies were noted. The applicants were advised to contact those agencies if there were any questions. The applicants were advised to submit responses to staff by May 4, 2011. The Committee determined there were no other issues and forwarded the intent to the full Commission. K3 May 19, 2011 ITEM NO.: 3 (Cont. TAFF ANALYSIS: FILE NO.: Z -4250-C On September 6, 2001, the Commission approved a conditional use permit to allow for the multi -phased development of this 7.38 acre, R-2 zoned tract for a Jewish educational center/synagogue. The approved uses are two residences, worship and educational facilities and an after school children's program. The approved phasing plan was as follows: Phase I: Use of the existing residence on the property and retention of the existing garage building Phase Il: Construction of a new building containing worship, education and social facilities and parking Phase III: Addition to the education -worship building and parking Phase IV: Construction of a new residence The Phase I building has been removed. The garage has been retained. The Phase II building and parking have been constructed. The proposed new Phasing Plan is as follows: Phase I: Existing education worship building and parking Phase II: Mikvah (ritual bath) addition to phase I building Phase III: New parsonage (rabbi's residence) Phase IV: New single-family guesthouse to replace the previous residence which has been removed. Phase V: Future education building The applicant is prepared to move forward fairly quickly on new Phases Il, III and IV. The Phase V future education building will be brought back to the Planning Commission for review when the need for that element occurs. No variances are requested from the R-2 building height or setback requirements. The previously established 19 foot building setback and 13 foot wide dense screen buffer on the south side of the property are being retained. Any signage will comply with that allowed in the office and institutional zones. Any new site lighting will be low-level and directional, aimed downward and into the site. The dumpster and screening are located adjacent to the new addition. The applicant is requesting a variance to allow a six-foot tall chainlink fence M May 19, 2011 ITEM NO.: 3 (Cont.) FILE NO.: Z -4250-C along the street frontage for security purposes. No gate is desired at this time. If one is proposed in the future, the applicant will coordinate the design with the City's Traffic Engineer to assure compliance with safety and turnaround requirements. To staff's knowledge, there are no outstanding issues. There is no bill of assurance for this acreage tract. The proposed modification to the phasing plan should not affect the Lubavitch facility's compatibility with the area. STAFF RECOMMENDATION: Staff recommends approval of the requested revised C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Dumpster pick-up is to be limited to the hours of 8:00 a.m. to 6:00 p.m. PLANNING COMMISSION ACTION: (MAY 19, 2011) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 5 SUBDMSION COMMITTEE COMMENTS APRIL 28, 2011 ITEM NO.: 3. LUBAVITCH OF ARKANSAS REVISED CONDITIONAL USE PERMIT 11905 FAIRVIEW ROAD Z -4250-C PIanning Staff' Comments: 1. This is an acreage tract. There is no Bill of Assurance. 2. Submit a revised phasing plan. 3. Remove the multi -family phase from the site plan and phasing plan. 4. Locate any proposed fencing on the site plan. 5. Indicate any signage and provide details. 6. Any site lighting must be low-level and directional, aimed downward and into the site. 7. Locate the dumpster and required screening. 8. Future phases will require re -submittal. Variance/Waivers: 0 None Requested. Public Works: 1. At the time of issuance of a building permit, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Fairview Road adjacent to the subject property including 5 -foot sidewalks with planned development. The new back of curb should be located fifteen and one-half feet (15.5) from centerline. 2. All future driveway locations and widths must comply with the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed thirty-six (36) feet #- Utilities and Fire Department/County Planning_ Wastewater: Sewer available to this project. Proposed sewer main must be submitted to LRW as Developer Funded Project for approval. Contact LRW for details. Entergy: No comment received. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. ITEM NO.: 3. CONT Z -420-C 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: Place fire hydrants per Code. Maintain at least twenty (20) foot wide access. County Planning: No Comments. LATA: The site is not located on a CATA bus route. Planning Division. No Comments. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. Other: Submit responses to Staff comments and four (4) copies of revised site plan, (if required), no later than Wednesday May 4, 2011. Required notices must be sent via certified mail no later than Wednesday May 4, 2011 and proof of notice returned to staff by May 13, 2011.