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HomeMy WebLinkAboutZ-4649-D Staff AnalysisOctober 31, 2013 ITEM NO.: 3 FILE NO.: Z -4649-D NAME: First Baptist Church Highland Park — Conditional Use Permit LOCATION: 3800 West 18th Street OWNER/APPLICANT: First Baptist Church Highland Park/Ronald Ross, Architect PROPOSAL: A conditional use permit is requested to allow for the construction of a church; including a sanctuary, family life center and additional parking on this R-3 zoned block. O►: 3 SITE LOCATION: The church occupies the block bounded by West 17th, West 18th, Pine and Oak Streets. COMPATIBILITY WITH NEIGHBORHOOD: The church was located on this site for many years and has been an important part of the community. On April 7, 2011, the Commission approved a conditional use permit to allow for construction of this same sanctuary building. The old sanctuary building was to be converted into other church use. Earlier this year, the old sanctuary was destroyed by fire. These current plans include the previously approved sanctuary, a new family life center building and additional parking. It will allow the church to rebuild and to continue to be a part of the neighborhood. Notice of the public hearing was sent to all owners of properties located within 500 feet of the site and the Stephens Area Faith, Hope, Love and Midway Neighborhood Associations. ON SITE DRIVES AND BARKING: The new sanctuary is proposed to have a total seating capacity of 700 persons, requiring 175 parking spaces (4/700). 82 spaces are existing or proposed to be located on the block. The church has other existing parking located across the street for an additional 83 spaces. On street parking is available and some church members will likely walk from the surrounding neighborhood. Staff supports the variance to allow the 163 parking spaces as proposed. October 31, 2013 ITEM NO.: 3(Cont.)FILE NO.; Z -4649-D 4. SCREENING AND BUFFERS: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. The site is located in the designated mature area and may qualify for a twenty-five (25) percent reduction in buffer and landscape requirements. 3. An eighteen (18) foot street buffer (in no case less than nine (9) feet) is required on all perimeters. 4. Landscaping, including interior landscape islands, is required for the new parking lot. 5. An upgrade to all existing landscaping is required due to the redevelopment. 6. An automatic irrigation system is required for landscape areas. 7. Prior to issuance of a building permit, it will be necessary to submit an approved landscape plan stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that 17th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that Pine Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. 3. Due to the proposed use of the property, the Master Street Plan specifies that W. 18th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. 4. Due to the proposed use of the property, the Master Street Plan specifies that Oak Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. 5. A twenty (20) foot radial dedication of right-of-way is required at the intersection of 17th Street and Pine Street. 2 October 31, 2013 ITEM NO.: 3 Cont. FILE NO.: Z -4649-D 6. A twenty (20) foot radial dedication of right-of-way is required at the intersection of 18th Street and Pine Street. 7. A twenty (20) foot radial dedication of right-of-way is required at the intersection of 17th Street and Oak Street. 8. A twenty (20) foot radial dedication of right-of-way is required at the intersection of 18th Street and Oak Street. 9. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 10. At time of issuance of a building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 11. At the time of development, a grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 12. The proposed driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveway must not exceed thirty-six (36) feet. Variances for driveway locations must be requested. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project Entergy: Approved as submitted. Entergy currently has a distribution power line running east and west in the alley between Pine and Oak Streets. This line and easement will need to remain in place or customer will to need to work with Entergy to relocate it. Relocation reimbursement may be required. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. 3 October 31, 2013 ITEM NO.: 3 Cont. FILE NO.: Z -4649-D 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. Fire hydrants (per Code), maintain access. County Planning: No Comments. CATA: The site is located two (2) blocks from #16 UALR bus route. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 9, 2013) Rev. Willis Walker and Architect Ronald Ross were present. Staff presented the item and noted some additional information was needed regarding building design and signage. In response to a question, Mr. Ross stated the church desired to continue an after school program it currently operates. Staff noted setback, buffer and parking variances would be required. Public Works, Landscape and Utility Comments were presented. Staff noted the requirement to dedicate right-of-way on all four streets and at all four intersections. It was noted that variances would be needed for driveway spacing and separations. Staff stated they would support the variances. October 31, 2013 ITEM NO.: 3 (Cont.) FILE NO.: Z-4649-❑ It was noted that the church had a seating over 500 persons and additional notification was required; including expanded notice to property owners within 500 feet rather than the typical 200 feet as well as the requirement of a public meeting to be held prior to the Commission meeting. The applicants stated they were prepared to meet those requirements. The applicants were advised to submit responses to staff issues by Wednesday October 16, 2013. The committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: First Baptist Church Highland Park is requesting approval of a conditional use permit to allow for the construction of a new sanctuary, family life center and additional parking on the R-3 zoned block bounded by West 17th, West 18th, Oak and Pine Streets. On April 17, 2011, the Commission approved a conditional use permit to allow for construction of this new sanctuary building in virtually this same location. At that time, the existing sanctuary was located at the southeast corner of the block. The old sanctuary building was proposed to be repurposed for other church functions. Earlier this year, prior to construction of the new sanctuary, the church suffered the total loss of the existing church building to fire. The church now proposes to construct the new sanctuary and a separate family life center building. The foundation of the former sanctuary building will be used for additional parking. Associated with the redevelopment, the church is requesting continued operation of its after-school program for approximately 60 children ages kindergarten — 5th grade. The site slopes downward approximately 18 feet from Pine Street to Oak Street. The sanctuary will be split-level with the sanctuary on the main level and classroom and meeting space on the east side of the building on the lower level. The building will have a brick exterior with metal roof. Building height is 39 feet 8 inches from finished floor to top of roof. A 39 foot tall steeple will top the building. The family life center building will have a brick and metal panel exterior with metal roof. Total height of this building is proposed at 50 feet. Signage will comply with that allowed in office and institutional zones. The dumpster site is located off of the alley, between the sanctuary and FLC buildings. 5 October 31, 2013 ITEM NO.: 3 (Cont. FILE NO.: Z -4649-D The project as proposed does require several variances, some precipitated by the required right-of-way dedication. Setbacks of five (5) feet are proposed on the north (17th Street) and south (alley). The covered drop-off at the front of the church has a setback of fifteen (15) ± feet. These are somewhat less than what is typically required. The building height exceeds the R-3 district height of 35 feet., Street buffers actually appear to meet or exceed the requirements other than at the points along 17 h Street where the two buildings are at the 5 foot setback. The applicant has requested and staff recommends approval of the driveway spacing and separation variances to allow the driveways as proposed. The applicants did send notices and held the required pre -hearing neighborhood meeting at the Centre at University Park (formerly the Adult Leisure Center) on October 10, 2013 from 4:00 — 7:00 p.m. The applicant stated no one from the neighborhood attended and voiced any concerns. To staff's knowledge, there are no outstanding issues. The bill of assurance for Braddock's Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of the requested building height, building setback, street buffer, on-site parking and driveway spacing and separation variances. PLANNING COMMISSION ACTION: (OCTOBER 31, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as 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, including all staff comments and conditions and recommended variances. The vote was 9 ayes, 0 noes, 1 absent and 1 open position. n