Loading...
HomeMy WebLinkAboutZ-4984-A Staff AnalysisNovember 3, 2011 ITEM NO.: 2 FILE NO.: Z -4984-A NAME: Our Lady of Good Counsel Catholic Church — Revised Conditional Use Permit LOCATION: 1321 S. Van Buren OWNER/APPLICANT: Catholic Diocese of Little Rock/Odom-Peckham Architects PROPOSAL: A revision to the previously approved conditional use permit is requested to allow for replacement of the old convent building with a new building to serve as housing for seminary students on this existing church and school site. 1. SITE LOCATION: 2 The site is located on the south side of West 12th Street, between Jackson and Van Buren Streets. The proposed building is located on the northern portion of the church property. COMPATIBILITY WITH NEIGHBORHOOD: The church and its related functions have occupied this property for about 100 years. The convent building was constructed in 1955. The proposal is to replace the convent with a new building to house the same number of persons (seminary students rather than nuns). As such, there is virtually no change to the site. Allowing replacement of the old two-story convent building with a new one-story seminary student housing building should not affect the church campus' compatibility with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site, the Fair Park, Oak Forest and War Memorial Neighborhood Associations and the University District. 3. ON SITE DRIVES AND PARKING: The overall campus contains numerous parking spaces with access off of Van Buren and Jackson Streets. No real change to the parking is proposed. The small parking area on Lhu nurtir side of the campus will be "cleaned up" and straightened. It will be slightly enlarged to create a turn -around. A portion of the existing pavement in front of the old convent building will be removed. There is sufficient parking available. November 3, 2011 ITEM NO.: 2 4. SCREENING AND BUFFERS: FILE NO.: Z -4984-A Compliance with the City's Landscape and Buffer Ordinances is required. New landscaping is required in conjunction with the parking lot reconfiguration and expansion. Credit toward fulfilling landscape ordinance requirements can be given when preserving trees of six (6) inch caliper or greater. Trees designated as preserved are to be marked and protected throughout the construction and site preparation process. 5. PUBLIC WORKS COMMENTS: 1. Due to the proposed use of the property, the Master Street Plan specifies that S. Jackson Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. Due to the fence on property, the dedication should be made to short of the fence. 2. W. 12th Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way thirty-five (35) feet from centerline will be required. 3. Due to the proposed use of the property, the Master Street Plan specifies that S. Van Buren Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. A portion of the right-of-way should be dedicated short of thirty (30) feet to the existing fence and concrete walk with stairs. 4. A twenty (20) foot radial dedication of right-of-way is required at the intersection of S. Jackson Street and W. 12th Street. 5. A twenty (20) foot radial dedication of right-of-way is required at the intersection of S. Van Buren Street and W. 12th Street. 6, UTILITY. FIRE DEPT, AND CATA COMMENTS: Wastewater: Existing sewer main located on site. Sewer main must be relocated prior to start of construction. Entergy: Approved as submitted. Centerpoint Energy: No comments received. November 3, 2011 ITEM NO.: 2 Cont. FILE NO.: Z -4984-A AT&T (SBC): No comments received. Water: No objections; all Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 (10) 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: Fire hydrants per Code; maintain access at least twenty (20) feet wide. County Planning: No Comments. CATA: The site is located on a CATA bus route. 0 November 3, 2011 ITEM NO.: 2 (Cont. SUBDIVISION COMMITTEE COMMENT FILE NO.: (OCTOBER 13, 2011) Daryl Odom was present representing the applicant. Staff presented the item and noted little additional information was needed. Staff asked for details on any proposed new fencing and signage. In response to a question, Mr. Odom stated the facility would house 10 seminary students and 2 counselors. Staff stated the cover letter indicated the facility would contain "community functions". The applicant was asked to explain that use. Mr. Odom stated the facility would contain communal facilities such as living and kitchen areas, not "community" in the sense of being available for persons outside of the facility. Public Works and Landscaping Comments were discussed. The applicant was asked to provide information on any retaining walls. Public Works Staff discussed the scope of needed street improvements on the boundary streets. The applicant was advised to meet with staff for further discussion. The applicant was advised to respond to staff issues by October 19, 2011. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The Our Lady of Good Counsel Church and school campus occupies the two blocks of property bounded by West 12th, Van Buren, West 14th and Jackson Streets. The campus contains a church building, rectory, school buildings and a convent. The convent building previously provided housing for 10 — 12 Sisters who taught at the school. With the decline in student population and the eventual closing of the school, the sisters were no longer required. The former convent building has only been partially used for parish activities for several years. It was the original intent of The Catholic Diocese of Little Rock and Bishop Andrew Taylor to convert this unused structure into a House of Formation for Seminarians of The Diocese of Little Rock. The old structure housed approximately 10 — 12 Sisters and the renovation was to provide for 10 future Priests with two apartments for supervising Priests. An addition to accommodate dining, Chapel, and community functions was also anticipated. The Seminarians will attend UALR for the general education and intensive language training and the adjacent school structure (currently not being used by the school) will provide classrooms for First Year Seminary religion classes. Upon completion of design documents a thorough cost estimate revealed that the renovation/addition would be more costly than removing the existing structure to the foundation and constructing a new facility. With the decision to build a new CI November 3, 2011 ITEM NO.. 2 Cont. FILE NO.: 2-4984-A Facility came the requirement to amend the existing Conditional Use Permit to accommodate the new work. The new, one-story building will serve a residential function only. The facility will contain some communal space such as dining, kitchen and living area. Aside from family related functions, there are no secular community activities anticipated for the facility. The new fencing along 12th Street will match the existing fence. No signage is proposed. The new parking and drives will work with the site's topography so no retaining walls are planned. There is no bill of assurance for this unplatted, acreage tract. Once right-of-way is dedicated for Jackson Street, the new structure will have a setback of approximately fifteen (15) matching the existing buildings. The church has agreed to dedicate any required right-of-way on all perimeters of the campus. In addition to right-of-way dedication, Public Works has indicated Jackson Street and Van Buren Street are to be constructed to Commercial Street Standards, from 12th to 14th Streets. Discussions are ongoing, between the applicant and City Staff, regarding this issue. An update will be provided to the Commission at the hearing. To staff's knowledge, there are no other issues. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. A recommendation regarding the issue of half -street improvements is forthcoming. PLANNING COMMISSION ACTION: (NOVEMBER 3, 2011) The applicants were present. There were no objectors present. Staff informed the Commission that staff, the applicants and the City Attorney had agreed to an appropriate level of boundary street improvements to be constructed in conjunction with this proposed development. With the issuance of a building permit, right-of-way shall be dedicated to meet the Master Street Plan standard for all boundary streets (Van Buren, W 12tH Jackson and W. 14th Streets). Also with the issuance of a building permit, a sidewalk shall be installed along Van Buren Street from the north driveway to W. 12th Street. 5 November 3, 2011 ITEM NO.: 2 Cont. FILE N4.: Z -4384-A Staff stated there were no outstanding issues. Staff recommended approval of the requested conditional use permit, subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report; including the agreed to right-of-way dedication and sidewalk installation noted above. There was no further discussion. The item was placed on the consent agenda and approved by a vote of 9 ayes, 0 noes and 2 absent. n. SUBDMSION COMMITTEE COMMENTS OCTOBER 13, 2011 ITEM NO.: 2. OUR LADY OF GOOD COUNSEL CATHOLIC CHURCH REVISED CONDITIONAL USE PERMIT- 1321 SO. VAN BUREN STREET LZ -4984-A) Planning Staff Comments: 1. There is no Bill of Assurance for this unplatted, acreage tract. 2. Provide signage plan for any new signage. 3. Provide height of new fence. 4. How many students will be housed in the facility? 5. What other uses will the building contain; "community functions?" 6. Will a retaining wall be required for the reconfigured, expanded parking area? Provide height of retaining wall. Variance/Waivers: 0 None requested Public Works: 1. Due to the proposed use of the property, the Master Street Plan specifies that S. Jackson Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. Due to the fence on property, the dedication should be made to short of the fence, 2. W. 12th Street is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way thirty-five (35) feet from centerline will be required. 3. Due to the proposed use of the property, the Master Street Plan specifies that S. Van Buren Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. A portion of the right-of-way should be dedicated short of thirty (30) feet to the existing fence and concrete walk with stairs. 4. A twenty (20) foot radial dedication of right-of-way is required at the intersection of S. Jackson Street and W. 12`h Street. 5. A twenty (20) foot radial dedication of right-of-way is required at the intersection of S. Van Buren Street and W. 12th Street. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main located on site. Sewer main must be relocated prior to start of construction. Entergy: Approved as submitted. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: No objections; all Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding ITEM NO.: 2. CON'T Z -4984-A procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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 (10) 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: Fire hydrants per Code; maintain access at least twenty (20) feet wide. County Planning: No Comments. CATA: The site is located on a CATA bus route. Planning Division: No Comments. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. New landscaping is required in conjunction with the parking lot reconfiguration and expansion Credit toward fulfilling landscape ordinance requirements can be given when preserving trees of six (6) inch caliper or greater. Trees designated as preserved are to be marked and protected throughout the construction and site preparation process. Other: Responses to staff issues and four (4) copies of revised site plan (if required) are to be submitted to staff no later than Wednesday October 19, 2011. Required notices are to be sent via certified mail to all owners of property located within two hundred (200) feet of the site no later than Wednesday October 19, 2011. The City provided notice form must be used. Proof of notice is to be provided to staff no later than October 28, 2011. Page 1 of 1 Carney, Dana From: Floriani, Vince Sent: Monday, October 31, 2011 3:53 PM To: Carney, Dana Subject: Our Lady of Good Counsel Church Dana, Public Works agreed to the following conditions pertaining to item Z -4984-A, Our Lady of Good Counsel Catholic Church. With the issuance of a building permit, right-of-way shall be dedicated to the meet the Master Street Plan standard for all boundary streets (Van Buren St., 12th St., Jackson St., and 14th St.). Also with the issuance of a building permit, sidewalk shall be installed along Van Buren St from the north driveway to 12th St. Hope this helps!! Vince Floriani, P.E. Design Review Engineer Little Rock Public Works 501-371-4817 11/1/2011 Page 1 of 1 Carney, Dana From: Greg Peckham [gpeckham@opa-inc.com] Sent: Tuesday, September 27, 2011 8:11 AM To: Carney, Dana Subject: 1321 S. Van Buren Dana, Regarding the proposed House of Formation for the Diocese of Little Rock to be located on the Good Counsel Parish campus, please review the following description. The building is planned to be a wood framed single -story facility, w/ brick veneer and sloped shingle or perhaps metal roof. The brick will likely match the existing campus standard, and the roof slope will be a minimum of 3:12 (probably 4:12). Because of the sloping site, the concrete foundations will likely be exposed and will be finished similar to the existing convent. Hope this helps. Let me know if you need any additional information Thanks for your help! Greg 9/27/2011 19 October 2011 Mr. Dana Carney Department of Planning and Development 723 West Markham Little Rock, AR 72201 Re Our Lady of Good Counsel Revised Conditional Use Permit 1321 S. Van Buren Street Z -4984-A Dear Mr. Carney, In response to the Subdivision Committee Comments of October 13, 2011 for the above referenced conditional use permit revision request, please review the following comments: Planning Staff Comments 1. Bill of Assurance. No action required. 2. Signage. No new site signage anticipated. 3. New screen fence height will be 6-0". 4. The facility will house 10 students and 2 resident priest counselors. 5. The building will serve a residential function only. The term community in this instance refers to "living in community" as in a religious or monastic setting. Aside from family related functions, there are no secular community activities anticipated for the facility. 6. New parking and drives will work with the existing topography. No new retaining walls are planned. Variance/Waivers Refer to Public Works Comment 1 below. Public Works 1. The Owner agrees to the additional right-of-way dedication for S. Jackson Street. However, the relocation of the property's east boundary will affect the building setback conditions. Therefore, in conjunction with the right-of-way expansion, the Owner requests that a variance from the setback requirements be granted allowing the new setback line to be established along the existing building line as defined by the existing masonry screen wall and canopy structure at the southeast corner of the proposed new building in lieu of the required 25'. Regarding the upgrade to commercial street standards, the Owner agrees to provide required boundary street improvements but that the improvements be limited to the redevelopment area defined as the northeast quarter of the city block bounded by W. 12th Street on the north, W. 13th Street (extended) on the south, S. Jackson Street on the east and S. Van Buren Street on the west. 2200 Brookwood Drive -Suite 105° Little Rock, Arkansas 72202•opa@opa-inc.com • v-501.663.3635 • f-501.663.3436 2. The Owners agrees to the additional right-of-way dedication for W. 12th Street. 3. The Owner agrees to the additional right-of-way dedication for S. Van Buren Street. Regarding the upgrade to commercial street standards, please refer to Comment 1 this section regarding the Owner's assertion limiting the redevelopment scope. 4. The Owner agrees to the additional radial dedication of right-of-way for the S. Jackson Street and W. 12th Street intersection. 5. The Owner agrees to the additional radial dedication of right-of-way for the S. Van Buren Street and W. 12th Street intersection. Utilities and Fire Department/Couqty Department/CountyPlannin Wastewater: Sewer main will be relocated as requested. Entergy: No action required Centerpoint Energy: No action required AT&T: No action required. Water: No action required. Owner understands plan review, Capital Investment Charge and RPZ requirements. Fire Department: No action required. County Planning: No action required. CATA No action required. Planninq Division No action required. Landscaping Owner will comply. Revised Site plan is attached. If you have any additional questions or comments, please contact our office. Greg R. Peckham, AIA Odom Peckham Architecture, Inc.