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HomeMy WebLinkAboutZ-4420-C Staff AnalysisMarch 25, 2004 ITEM NO.: 14 FILE NO.: Z -4420-C NAME: Greater Center Star Baptist Church Parking Lot — Conditional Use Permit LOCATION: 3215 Riffle Avenue OWNER/APPLICANT: Greater Center Star Baptist Church/Ron Woods PROPOSAL: A conditional use permit is requested to allow for development of a church parking lot on these three, vacant, R-3 zoned lots. 1. 2. 3. SITE LOCATION: The property is located on the east side of Riffle Avenue, one -lot north of West 33d Street. COMPATIBILITY WITH NEIGHBORHOOD: The site is located near the southern fringe of a residential neighborhood. The larger area around the site is occupied by single family and two-family residences. There are several non-residential use in the immediate vicinity including the church to the west across Riffle, a restaurant and a boys and girls club to the south and multiple commercial and light industrial uses along Arch Street to the east. The proposed church parking lot is compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Meadowbrook and MLK Neighborhood Associations were notified of this request. ON SITE DRIVES AND PARKING: The proposed parking lot is accessed via a single driveway off of Riffle Avenue. The parking lot is proposed to contain 22 spaces. The parking lot will be paved and landscaped to comply with city code. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed on-site street landscape buffer width is less than the 6 - feet 9 -inch minimum allowed by the zoning buffer and landscape ordinances. Additionally, the proposed width of the northern and southern perimeter land use buffers and landscaping strips are less March 25, 2004 ITEM NO.: 14 Cont. FILE NO.: Z -4420-C than the 6 -feet 9 -inch minimums allowed by the zoning buffer and landscape ordinances. ■ Interior landscaping islands must comprise at least 6 -percent (520 square feet) of the on-site vehicular use area. Interior islands must be at least 5 -feet 8 -inches in width and 113 square feet in area. • A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and southern perimeters of the site_ • These requirements take into account the reductions allowed within the designated mature area of the City. 5. PUBLIC WORKS COMMENTS: 1. Repair or replace curb and gutter that is damaged in the public right- of-way prior to occupancy. Replacement will likely be necessary. 2. Sidewalks with appropriate handicap ramps are required in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. A pedestrian crossing should also be provided to the church property. 6. UTILITY FIRE DEPT. AND CATA COMMENTS; Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. CenterPoint Energy: No Comments received. Southwestern Bell: No Comments received. Water: No objection. Fire Department: Approved as submitted. Coun& Plannin : No Comments. CATA: CATA Bus Routes are located in the general vicinity along Martin Luther King, Jr. Boulevard and along Gaines Street. 2 March 25, 2004 ITEM NO,: 14 Cant. FILE NO.; Z -4420-C SUBDIVISION COMMITTEE COMMENT: (MARCH 4, 2004) The applicant, Ron Woods, was present. Staff presented the item and noted additional information was needed regarding signage, site lighting and fencing. The applicant was advised to submit a copy of the Bill of Assurance. Staff asked if the parking lot would be shared by my other users, specifically customers of the restaurant on the adjacent property. Mr. Woods responded that there was currently no agreement to allow use of the parking lot by others. Staff asked that a crosswalk be provided across Riffle Avenue, from the parking lot to the church. it was noted that the perimeter and interior landscaping areas proposed fell below the Ordinance minimum. Mr. Woods responded that he would revise the plan to comply with ordinance standards. Mr. Woods stated he would request a variance of the requirement to install screening along the south perimeter since the property to the south, although zoned R-3, was occupied by a restaurant. Mr. Woods was advised to respond to Staff issues by March 10, 2004. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Greater Center Star Baptist Church is requesting approval of a conditional use permit to allow for construction of a church parking lot on three vacant, R-3 zoned lots located at 3215 Riffle Avenue. The church is located directly west of the site, across Riffle Avenue. The proposed 22 -space parking lot will be accessed via a single driveway off of Riffle Avenue. The parking lot will be paved and landscaped to comply with city code. A variance is requested from the screening requirement along the south perimeter of the proposed parking lot. Although the property adjacent to the south is zoned R-3, it is occupied by a nonconforming restaurant (Sim's Bar -B -Q). No signage or lighting will be installed on the parking lot site. No fencing will be installed. The required screening along the north perimeter will consist of dense landscaping materials. On March 10, 2004, the applicant submitted responses to the issues raised at Subdivision Committee. The site plan has been revised to address landscape concerns, reducing the number of propo5ed parking spaces from 24 to 22. There is no valid bill of assurance for the property. The landscape strip adjacent to Riffle Avenue still appears to be slightly less in width than required at one point and the proposed crosswalk needs to be relocated out of the driveway, Otherwise, to staffs knowledge, there are no outstanding issues. The proposed parking lot should be compatible with uses in the area. 3 March 25, 2004 ITEM NO.: 14 Cont. FILE NO.: Z -4420-C STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the Staff Report. 2. Submission of three (3) copies of a final revised site plan showing the proper landscape strip adjacent to Riffle Avenue and the crosswalk being relocated out of the driveway. Staff recommends approval of a waiver of the requirement to install screening along the south perimeter where the site is adjacent to the restaurant property. PLANNING COMMISSION ACTION: (MARCH 25, 2004) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions 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. The vote was 10 ayes, 0 noes and 1 absent. 4