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HomeMy WebLinkAboutZ-4420-E Staff AnalysisAugust 6, 2009 ITEM NO.: 8 _ FILE NO.: Z -4420-F NAME: Greater Center Star Baptist Church Parking Lots and Garage Building — Conditional Use Permit LOCATION: Northwest corner of State and Short 32nd and East side of Riffel Avenue, one lot north of 33rd Street OWNER/APPLICANT: Greater Center Star Baptist Church/ Ron Woods, Architect PROPOSAL: A conditional use permit is requested to allow for construction of church parking lots and a church van garage/storage building on these R-3 zoned lots. 1. SITE LOCATION: The properties are located on the northwest corner of State and Short 32nd and on the east side of Riffel Avenue, one lot north of 33rd Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The properties are located at the southern edge of the South End residential neighborhood. The church occupies the block bounded by West Short 32"d, West 33d, Izard and Riffel. A vacant commercial building (formerly Sim's Bar BQ) is located at 33rd and Riffel. The boys and girls club is located on the south side of 33rd, across from the church. Another church is located just to the east, at 33`d and Gaines. The other properties in the area are either vacant or occupied by single-family residences. Allowing the proposed small, church parking lots and garage/storage building appears to be compatible with the neighborhood. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the MLK, Meadowbrook, South and South End Neighborhood Developers Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The parking lot located west of Riffel is proposed to have one driveway off of Riffel and will contain 17 spaces. The parking lot at Short 32nd and State will have one driveway off of State Street and will contain 8 spaces. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. August 6, 2009 ITEM NO.: 8 Cont.) _ FILE NO.: Z -4420-E The property is located within the designated mature area of the City. The required provisions of the Landscape and Buffer Ordinances may be reduced by not more than twenty-five (25) percent. Parking lot/garage; State Street a) A 6.75 foot buffer is required on the west perimeter. b) Screening is required on the west perimeter. c) At the two back -outs, the perimeter buffer and landscape strips fall below the minimum of 4.5 feet. Adjust accordingly or request a variance. Will also require City Beautiful Commission variance. Riffel Street Parking Lot a) Perimeter buffers and landscape strips must not be less than 6.75 feet in width. b) Screening and buffer are required on the south perimeter where adjacent to residentially zoned property. c) Interior landscape areas must comprise at least eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. In order to apply toward the required eight (8) percent landscape area, the minimum size of an interior landscape area must be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees must be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Flexibility is permitted with placement of interior landscape islands, however, interior landscaping should be generally distributed throughout the vehicular use areas. Interior planting island width must be not less than 7.5 feet in order to receive credit. 5. PUBLIC WORKS COMMENTS: 1. A twenty (20) foot radial dedication of right-of-way is required at the intersection of W. 32nd Street and S. State Street. 2. A twenty (20) foot radial dedication of right-of-way is required at the intersection of S. State Street and Short 32nd Street, 3. Due to the proposed use of the property, the Master Street Plan specifies that W. 32nd Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. E August 6, 2009 ITEM NO.: 8 (Cont. FILE NO.: Z Measures to control an increase in storm water drainage should be implemented to not cause damage onto adjacent property from the increased impervious area. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: Also parking NE of 33rd and Riffel Avenue — Contact Central Arkansas Water if water service is needed. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. A route is located nearby, at 33rd and Gaines. SUBDIVISION COMMITTEE COMMENT: (JULY 16, 2009) The applicant was present. Staff presented the item and noted some additional information was needed regarding building design and setbacks, fencing and gates, signage and lighting. The applicant was advised to provide a copy of the bill of assurance. Public Works and Landscape Comments were discussed. It was noted that additional right-of-way was required for West 32nd and for the radii of the corners. Staff noted some deficiencies in the landscaping and screening shown on the plans. The applicant was advised that the site was located within the designated mature area of the City so there was some flexibility afforded. The applicant was advised to respond to staff issues by Wednesday July 22, 2009. 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 a small, church parking lot on the vacant, R-3 zoned property K, August 6, 2009 ITEM NO.: 8 Cont. FILE NO.: Z -4420-E located east of the church on Riffel Avenue and to allow a second, small parking lot and a garage/storage building on the vacant, R-3 zoned property located at the northwest corner of West Short 32nd and State Street. The parking lot east of Riffel Avenue will have a single driveway off of Riffel and will contain 17 spaces. The parking lot at West Short 32nd and State will have a single driveway off of State Street and will contain 8 spaces. A 1,500+ square foot garage/storage building is proposed in conjunction with the parking lot at West Short 32nd and State. The building will be constructed with wood siding and brick veneer with a pitched roof. Two garage doors and a walk-in door will open onto the parking lot. The structure will have gables on the north and south ends and over the garage doors. The building will have setbacks of 10 feet on the west, 50+ feet on the east, 16.5 feet on the north and 32± feet on the south. A 6 -foot tall wood privacy fence will be installed on the west perimeter of the lot, separating the garage and parking lot from the adjacent residential property. The applicant responded to most of the issues raised at Subdivision Committee, as noted above. The revised plan indicated dedication of required right-of-way. Fencing will consist solely of the one privacy fence. No gates are proposed. A variance is requested from the requirement to provide screening on the south side of the parking lot east of Riffel Avenue. Although the adjacent property is zoned residential, it is occupied by a vacant commercial building. The minimum landscaping has been indicated. Some slight modification of the lot east of Riffel may be required to provide the required interior landscaping. A lighting plan has not been submitted. Staff will recommend that any site lighting be low-level and directional, aimed downward and into the site. No signage has been proposed. The bills of assurance for these older subdivisions do not address use issues. To staff's knowledge, there are no outstanding issues. Staff is supportive of the requested C.U.P.'s. STAFF RECOMMENDATION: Staff recommends approval of the requested 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. Any site lighting is to be low-level and directional, shielded downward and into the site. Staff recommends approval of a variance from the screening requirement on the south perimeter of the parking lot proposed on the east side of Riffel Avenue. rd August 6, 2009 ITEM NO.: 8 (Cont. PLANNING COMMISSION ACTION: FILE NO.; Z -4420-E (AUGUST 6, 2009) 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. 5