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HomeMy WebLinkAboutZ-4420-B Staff AnalysisMarch 30, 2000 ITEM NO.: I FILE NO.: Z -4420-B NAME: Greater Center Star Baptist Church - Revised Conditional Use Permit LOCATION: 800 West 33rd Street OWNER/APPLICANT: Greater Center Star Baptist Church PROPOSAL: To amend an existing conditional use permit to add a family life building on the north side of the existing church and change the parking layout located at 800 West 33rd Street on property zoned R-4, Two Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the southeast corner of the intersection of Izard and Short 32nd Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned R-4, Two Family Residential, and is surrounded by a mix of R-4 and R-3 residential zoning. Most of those properties have houses on them except for some vacant land to the south across 33rd Street, to the north across Short 32nd Street, and the existing small church parking area on the northwest corner of Izard and 33rd Street. This church has been at this location since at least 1984 and seems to have been compatible with the area. This proposal approaches over straining the available property, particularly along Short 32nd Street. Staff believes the proposed expansion could still be compatible with the neighborhood. March 30, 2000 SUBDIVISION ITEM NO.: I 3. ON SITE DRIVES AND PARKING: FILE NO.: Z -4420-B There is one access driveway from 33rd which feeds into the heart of the church property and to a drive past the front entrance. There are two drives from Riffel into the main parking area. Those will not change. The two existing drives from Short 32nd will be closed and a new drive will be constructed into the new parking lot on the northeast corner of the site at the intersection with South State Street. The new southern most parking lot should have a single access from South State Street. The seating capacity of the church sanctuary is 550. That is: not changed by this proposal. That generates a parking requirement of 137 spaces, including 5 handicapped accessible. The church currently has only 96 parking spaces, or 70% of the minimum requirement. The new building and revised parking would result in a net loss of 7 spaces. Staff believes this would be detrimental to the area, especially on Sunday, and possibly more often with the increased frequency of use of the new facility. 4. SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet with minimum ordinance requirements. Screening of vehicle areas from residential zoning would still be required to meet ordinance requirements. 5. PUBLIC WORKS COMMENTS: a. Izard and Short 32nd Street are classified on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline on both streets. b. A 20 feet radial dedication of right-of-way is required at all corners abutting proposed church expansion. c. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street E March 30, 2000 SUBDIVISION ITEM NO.: I Do FILE NO.: Z -4420-B improvements to these streets including 5 -foot sidewalks with planned development. d. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. e. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. f. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Close driveways, which do not comply with above ordinance. g. Stormwater detention ordinance applies to this property. h. 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. i. A Grading Permit for Special Flood Hazard Area per Sec. 29-186(b) will be required with Building Permit. j. A Development Permit for Flood Hazard Area per Sec. 8-283 will be required with Building Permit. k. Dedicate regulatory floodway easement to the City. 1. Establish minimum floor elevation one inch above 100 -year base flood elevation. UTILITY AND FIRE DEPT. COMMENTS: Water: Reinforcement of mains to provide adequate fire protection in this area may be required. These facilities would be installed at developer's expense. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: Approved as submitted. Entergy: Approved as submitted. Fire Department: Approved as submitted, but place fire hydrants per code. 3 March 30, 2000 SUBDIVISION ITEM NO.: I FILE NO.: Z -4420-B CATA: CATA's South Main route #2 comes within 2 blocks of this site. 7. STAFF ANALYSIS: The applicant has requested to amend an existing conditional use permit to add a family life center to the site which is just under 2 acres and is zoned R-41 Two Family Residential. The center would be 15,634 square feet and contain a gymnasium, locker rooms, a computer classroom, arts and crafts rooms, conference room, kitchen, and a upper level running track. Staff believes this proposed building is too big for the site. To fit it on the property the applicant has requested a waiver to all street improvements and right-of-way dedication including Izard, the corner radial, and Short 32nd Street. Even with a waiver the new building would be only 13 feet from the north property line and 17 feet from the current street pavement. That would meet side setback requirements of 5 feet. If they were to dedicate the normal right-of- way the new building would encroach into it along Short 32nd Street by about 2 feet. The front setback to Izard could be met even with the additional dedication of 5 feet, but then it would be right at 25 feet. The rear setback would be exceeded, but if they moved the building east it would impact the east parking lot. The other impact of this new building to this site would be to the parking. As described earlier, the church currently has only 70% of the minimum required parking, and this proposal would decrease the available parking by at least 7 spaces, to 65% of the required minimum. If the church kept the northern parking lot in the plan, that would raise the available parking by 20 spaces to still only 85% of the required minimum. No justification was provided for why parking should be waived other than the Previous C.U.P. didn't require it. The original C.U.P. write-up did indicate a concern over the lack of parking. 4 I March 30, 2000 SUBDIVISION ITEM NO.: I FILE NO.: Z -4420-B The proposed height of the building is 2 feet above the ordinance allowed maximum of 35 feet. Another variance would be required for the proposed height. The applicant also submitted a drawing of a sign for the new building. It must be part of the C.U.P., otherwise it would not be allowed. The size proposed is well within standards. Public Works is willing to support the waiver for right-of-way and street improvement along Short 32nd Street only, not on Izard or 33rd Street. Staff could also support the height variance and the sign requested. Staff believes the proposed use is reasonable and could be compatible with the neighborhood if either the building size is reduced, or some other arrangements are made to provide additional parking at least to 85% of the required minimum, or the church provides strong justification as to why the parking should be reduced because of the amount of walk-in or bus -in attendees at services. 8. STAFF RECOMMENDATION: Staff is unable to make a final recommendation at this time without a resolution of the concerns that the Proposed building is too large for the site, coupled with the lack of parking. Those concerns could be resolved by either submitting a revised site plan which resolves the concerns explained in the "Staff Analysis", or by providing justification for reduced parking which convinces the Commission to approve a variance to the required parking. If those concerns cannot be resolved. Staff would recommend deferral until they can be resolved, or denial of the C.U.P. at this time. 5 March 30, 2000 SUBDIVISION ITEM NO.: I SUBDIVISION COMMITTEE COMMENTS: FILE NO.: Z -4420-B (JANUARY 27, 2000) No one was present representing the application. Staff gave a brief description of the proposal touching on some concerns with the Committee. (Note: many of the particular points made above in the analysis weren't known until at least a week after the Subdivision Committee meeting.) There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 17, 2000) Ron Woods was present representing the application. There were three registered objectors present. Staff presented the item stating the proposed use was reasonable, and could be compatible with the neighborhood if more parking was provided.to bring the total spaces to at least 85% of the ordinance required minimum. Staff's recommendation was dependent on resolving the lack of parking. If the applicant could not show how they would provide the suggested amount of parking, Staff would recommend either deferral to allow for submittal of a revised site plan showing at least 85% of the required parking, or denial if the applicant did not want to provide the additional parking. Ron Woods distributed to the Commissioners a pack of drawings including a revised site plan, floor plan, and elevation views. The revised site plan showed a new parking area to the south across 33rd Street, which contained 49 parking spaces, and an additional existing parking area containing 20 spaces to the west across Izard Street. He stated that the number of existing and proposed spaces would then total 120, which would represent approximately 89% of the required amount. He added that would be more than the current 70% parking capacity. He continued by stating the church felt the new facility was needed to be able to provide spiritual guidance and leadership at times, and through functions, other than just during church services. He also made the points that 33rd Street in front 6 March 30, 2000 SUBDIVISION ITEM NO.: I FILE NO.: Z -4420-B of the church, was wider than a normal residential street, and that there were other non-residential uses to the east and southeast such as a restaurant and a boys club. Mr. Lawson made the point that Staff felt this issue should be deferred to provide adequate time to review the new proposal that was just provided. Staff offices had not been given this new plan. In addition, the area immediately to the east of the existing church still needs to be fully defined on the site plan. Commissioner Muse asked if the church plans to disrupt traffic flow on Riffel Avenue to put in the southern parking lot. Mr. Woods answered no, and stated that the map he provided was inaccurate in that Riffel Avenue south of 33rd Street was already closed. Mrs. Butler spoke in opposition. Her main concerns were that the survey done in conjunction with this proposal showed the church owned part of her property at 807 W 32nd Street, and the proposal showed a parking lot right next to her property. Janet Cobb also spoke in opposition. Her main concern was whether rezoning requested by the church would impact her Property, which abuts the church property to the south on State Street. Vice Chair Berry informed Mrs. Cobb that this was not a rezoning and so there would be no zoning impact on her property. Henry Matthews spoke in opposition. His concern was that the church hadn't informed people in the neighborhood what exactly they wanted to do, but now that he had seen the proposal, he was concerned about the lack of parking. He stated that the church members on Sunday already fill up the supposed `new' parking area shown across 33rd Street with cars now. So when the new building takes away existing parking the parking problem will be worse. Additional questions about the accuracy of the church's survey were brought up. Based on those questions and other issues brought up by neighbors, Mr. Woods chose to ask for a deferral based on the policy of allowing deferral when eight or less Commissioners are present at the hearing. 7 March 30, 2000 SUBDIVISION ITEM NO.: I FILE NO.: Z -4420-B A motion was made to defer the application to the March 30, 2000 hearing. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. STAFF UPDATE: (MARCH 21, 2000) Staff did receive a revised site plan, which has been added to the write-up. It does satisfactorily meet the ordinance requirements and Staff's concerns. Staff noted that at the time of the last C.U.P. approval at this location, the parking requirement was 1 space for every 5 seats, which would have been 110 spaces. Since this request does not change the seating capacity, that parking requirement would still stand. For that requirement, this proposal would provide 92% with the 101 spaces proposed. The applicant stated he and the church had meetings with the neighborhood about their concerns. Staff is not aware if all concerns of the neighbors that attended the last hearing have been resolved. Staff decided to let the attendance at the March 30, 2000 hearing provide that answer. If no one attends in opposition, Staff would recommend approval of the item subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments as modified below. c. Comply with Fire Department Comment. d. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. Staff also recommends approval of the variances for the proposed wall sign, and to full dedication of right-of-way and street improvements on Short 32nd and Izard Streets, but not to a variance for street improvements on W. 33rd Street. Basically Staff agrees with leaving Short 32nd and Izard as they are, except for curb cuts and dedicating enough right- of-way on Short 32nd to place the sidewalk in the right-of- way. Full street improvements would still be required on W. 33rd Street in conjunction with construction of the new parking area. 8 March 30, 2000 SUBDIVISION ITEM NO.: I FILE NO.: Z -4420-B PLANNING COMMISSION ACTION: (MARCH 30, 2000) Ron Woods was present representing the 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 Update," above. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations, as amended under "Staff Update" on March 21, 2000. The vote was 9 ayes, 0 nays and 2 absent.