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HomeMy WebLinkAboutZ-4298-B Staff AnalysisFebruary 28, 2002 ITEM NO.: 2 FILE NO.: Z -4298-B NAME: Imani Temple Cultural Center Conditional Use Permit LOCATION: 4311 John Barrow Road OWNER/APPLICANT: Dwight Harshaw PROPOSAL: A conditional use permit is requested to allow a religious institution to be located on this R-4, Two -Family Residential zoned property. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the east side of John Barrow Road, one block south of West 42nd Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow and Campus Place Neighborhood Associations were notified of this application. The property is located within an office node along the 4100-4400 Blocks of John Barrow Road. The properties to the north and across Barrow Road to the west are zoned 0-3. These 0-3 zoned properties consist of vacant lots, a vacant residence, a center for the treatment of alcohol and drug addicted persons, a day care and a vacant commercial building. A multiple tenant PCD is under construction to the northwest. Single family residences and the Rosedale Ballpark are located south and east of the site respectively. This proposed small worship center is compatible with uses and zoning in the area. 3. ON SITE DRIVES AND PARKING: The site is to be accessed via two existing driveways off of John Barrow Road. Four parking spaces will be located in the northern parking lot and seventeen February 28, 2002 ITEM NO.: 2 (Cont.) 4. 5 6. FILE NO.: Z -4298-B spaces will be in the southern parking lot. This proposed worship center will have a capacity of 100 persons, requiring 25 on-site parking spaces. The applicant is requesting a variance to allow a four - space reduction in the amount of on-site parking. Staff is supportive of the requested variance. The applicant has worked closely with staff to address site design issues and the twenty-one space design is the result of those discussions. SCREENING AND BUFFERS: The plan submitted does not allow for the required nine (9) foot wide land use buffer and landscape strip required along the eastern perimeter of the site. Additionally, the plan submitted does not allow for the nine (9) foot wide street buffer and landscape strip required along Barrow Road, nor the minimum 6.7 foot wide landscape strip required along the northern perimeter of the site. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the eastern and southern perimeters of the site. PUBLIC WORKS COMMENTS: 1. Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 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. Storm water detention ordinance applies to this property. 5. Grading permit will be required on this development. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. 2 February 28, 2002 ITEM NO.: 2 (Cont.) FILE NO.: Z -4298-B Reliant: No Comments received. Southwestern Bell: No Comments received. Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrants(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. County Planning: No Comment received. LATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 7, 2002) Carolyn Harshaw and Kwendeche (architect) were present representing the applicant. Staff presented the item and noted additional information was needed regarding activities on the site, signage, days and hours of operation, site lighting, dumpster location, fencing and phasing of the development. Staff also asked for clarification of the use proposed for the front portion of the existing building, which was labeled "unused" on the site plan. Landscape issues and Public Works Comments were discussed. The primary issue of discussion was the need to redesign the parking lots to accommodate right-of-way dedication, landscape and buffer strips. The applicants were urged to meet with staff to discuss those issues. The applicant was directed to prepare a revised cover letter and site plan in response to the questions and issues raised by staff. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Imani Temple Cultural Center is requesting a conditional use permit to allow for use of the R-4 zoned property located at 3 February 28, 2002 ITEM NO.: 2 (Cont.) FILE NO.: Z -4298-B 4311 John Barrow Road as a worship center. The site currently contains a one story, frame structure which has been used as a triplex residence. The applicant proposes to expand this structure by constructing two additions. Imani Temple will be used for non -denominational worship involving "typical church" activities including spiritual gatherings (worship), educational forums (tutorial programs) and cultural events (weddings and funerals). The main worship area will seat 100 persons. Typical worship and activity hours are 10:00 a.m. - 1:00 p.m. Sundays and 3:00 p.m. - 6:00 p.m. Monday through Friday. Weddings and funerals will occur as needed. The front portion of the existing building will be used as pastor's study, meeting room and storage. The existing building has a rear yard setback of 16 feet. One of proposed additions will maintain that setback. The second addition will have a rear yard setback of 10 feet. The code requires a 25 foot rear yard in R-4. One ground - mounted sign, not to exceed office and institutional standards of 6 feet in height and 64 square feet in area, will be located in a landscaped bed on the site. The applicant proposes to develop a total of 21 parking spaces in two small parking lots located on either side of the building. Additionally, a dumpster/trash pick-up area and a vegetable garden will be located north of the building. Bollard lighting (36 -inch) will be placed in the parking lot. An existing street light in front of the building does provide some additional site lighting. On February 13, 2002, the applicant submitted a revised site plan addressing concerns raised by staff and discussed at the Subdivision Committee meeting. The revised plan shows right-of-way dedication, landscaping, signage and screening. Public Works has approved use of the two existing driveways for what is perceived to be a low -traffic generating use. Staff is supportive of the 4 -space parking variance and the rear yard setback variance. The applicant has worked closely with staff to develop a site plan that addresses staff concerns related to the redevelopment of this small site. The proposed use should positively impact the neighborhood. n February 28, 2002 ITEM NO.: 2 (Cont. STAFF RECOMMENDATION: FILE NO.: Z -4298-B Staff recommends approval of the requested conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of this report. Staff recommends approval of the requested rear yard setback and parking variances. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The Chairperson placed this 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 8 ayes, 0 nays and 3 absent. 5 SUBDIVISION COMMITTEE COMMENTS FEBRUARY 7, 2002 ITEM 2 IMANI TEMPLE CULTURAL CENTER — C.U.P. Z -4298-B Plannin Staff Comments: 1. Provide further explanation of typical activities to be on the site. 2. Provide typical days and hours for activities. 3. Provide details on proposed ground -mounted sign; staff suggests office standard (6 foot height, 64 square feet). 4. Will there be any wall signage? 5. Describe use of front portion of existing building; indicated as "unused" on site plan. 6. Indicate site lighting on plan; must be low-level and directional; aimed away from residential properties. 7. Indicate dumpster location, with required screening. 8. Indicate phasing plan for construction of additions and parking areas. 9. Indicate proposed fencing, including required screening fence; height and materials. 10. redesign parking areas to accommodate right-of-way dedication, landscape and buffer strips. 11. Submit revised cover letter addressing issues above and requesting needed variances. Variance/Waivers: • Rear yard setback of 6 feet; 25 required. • Reduces zoning buffer on rear and street perimeters. • Parking variance may be needed once parking lots are redesigned; 25 spaces needed. Public Works: 1. Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-o€way 45 feet from centerline will be required. Reconfigure parking lot. 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. Storm water detention ordinance applies to this property. 5. Grading permit will be required oil this development. Utilities and Fire De artment/Coun Planning: Wastewater: Sewer available, not adversely affected. Entergy: Reliant: Southwestern Bell: Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will lie required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. County Planning,: No Comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. ITEM 2 IMANI TEMPLE CULTURAL CENTER — C.U.P. _(Z -4298-B) (Cont.) Planning Division: No issues. Landscape: The plan submitted does not allow for the required nine (9) foot wide land use buffer and landscape strip required along the eastern perimeter of the site. Additionally, the plan submitted does not allow for the nine (9) foot wide street buffer and landscape strip required along Barrow Road, nor the minimum 6.7 foot wide landscape strip required along the northern perimeter of the site. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the eastern and southern perimeters of the site. Revised Site Plan: A revised site plan and cover letter must be submitted to staff no later than Wednesday, February 13, 2002 or the item may be deferred.