HomeMy WebLinkAboutZ-4985-D Staff AnalysisMay 27, 1999
ITEM NO.: 20.1 FILE NO: Z -4985-A
NAME: Gospel Temple Baptist Church - Conditional
Use Permit
LOCATION: Northeast corner of Battery Street and
Roosevelt Road
OWNER/APPLICANT: Emma Jean Rodgers/Ron Woods
PROPOSAL: To obtain a conditional use permit to
construct a new church with accompanying
parking at the northeast corner of Battery
Street and Roosevelt Road on property which
will be zoned R-4, Two Family Residential,
if item 20 is approved.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
The site is located at the northeast corner of Battery
Street and Roosevelt Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This site is located on property which is surrounded by R-4
two-family residential zoning. Currently this site is zoned
Planned Office Development (POD). Item 20 of this agenda
is a request to revoke that POD and allow the property to
revert to its previous zoning, R-4, Two Family Residential.
Across Battery to the west is James Mitchell school.
Immediately adjacent to the north is a duplex. To the
no is an unoccupied two story structure for which
the current POD was created. Across Wolf and Roosevelt are
one and two story, one and two family houses.
The applicant intends to purchase lots 4-8 and to lease
lots 9 and part of 10 for parking. Staff believes this is
an appropriate use of this site and that it would be
compatible with the neighborhood.
The South Little Rock Community, Southend, Downtown,
Southend Neighborhood Development, and Wright Avenue
Neighborhood Associations were notified of the public
hearing.
May 27, 1999
SUBDIVISION
ITEM NO.: 20.1 (Cont.)
3. ON SITE DRIVES AND PARKING:
4.
5.
FILE NO.: Z -4985-A
The site would be served by a two-way driveway from Wolf
Street and a one-way out driveway from Battery.
The specified seating capacity in the proposal is 243. That
would generate a parking requirement of 60 spaces. The
site plan shows 39 spaces on site and 28 spaces on the
leased lots which would be considered off site. Therefore,
36% of the required parking would be off site compared to
25% that the ordinance allows. A variance would be required
to permit that off site parking.
SCREENING AND BUFFERS:
a. A portion of the proposed land use buffer along the
northern perimeter is below the minimum requirement of
six feet.
b. Those areas within the vehicular use area shown as open
space must be used for interior landscaping to meet
Landscape Ordinance requirements.
PUBLIC WORKS COMMENTS:
a. Roosevelt Road is listed on the Master Street Plan as a
principal arterial; dedication of right-of-way to 35
feet from centerline will be required.
b. A 20 feet radial dedication of right-of-way is required
at the corners of Roosevelt and Battery and Roosevelt
and Wolfe Street, at the time of building permit
application.
c. At the time of building permit application, property
frontage needs to have the sidewalks and ramps brought
up to the current ADA standards.
d. At the time of building permit application, repair or
replace any curb and gutter or sidewalk that is damaged
in the public right-of-way prior to occupancy.
e. Improve corner curb radius 31.5 feet radius with
construction (existing corner radius is 10 feet), on
both Battery and Wolfe intersection with Roosevelt.
f. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
g. Stormwater detention ordinance applies to this property.
K
May 27, 1999
SUBDIVISION
ITEM NO.: 20.1 (Cont.)
6. UTILITY AND FIRE DEPT. COMMENTS:
Water: No objection.
FILE NO.: Z -4985-A
Wastewater: Sewer available on north side of property.
Contact Little Rock Wastewater for details.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
Entergy: No comments received.
Fire Department: Approved as submitted.
CATA: CATA Routes #14 & 11 serve this site; approved as
submitted.
7. STAFF ANALYSIS:
The applicant is requesting a conditional use permit to use
this R-4 zoned property for a church with accompanying
parking. Part of the parking area would be on leased
property which would make it off site parking. Currently
this entire site is vacant and is surrounded by R-4 Two
Family Residential zoned properties. There is an
elementary school across Battery Street to the west.
Required setbacks are 25 feet front and rear, and 5 feet on
each side. Staff considers Battery as being the front since
the lots face that direction. Since the applicant is
leasing, not purchasing, lots 9 & part of 10 for parking,
the required rear setback from the church structure to the
property line at lot 9 is not met. A variance would be
required to allow for the rear setback to be reduced to 20
feet.
Parking requirements are for 60 spaces and 67 are provided
with the adjacent leased lots. However, since 36% of the
spaces are on the leased lots, and therefore, considered
off site, a variance would be necessary to exceed the
allowed 25% off site parking. Adequate access and on site
flow is provided in the proposal except at the point of
entry from Wolfe. The site plan will need to be modified
to limit the flow into the entry driveway from the north
parking area. The preferred way to do that would be with
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May 27, 1999
SUBDIVISION
ITEM NO.: 20.1 (Cont.) FILE NO.: Z -4985-A
the same kind of construction as is on the south side of
this driveway.
There is a desire by some residents in the neighborhood to
increase the residential use of property in this area.
However, Roosevelt is a busy road and probably would not be
attractive for residential use. Staff believes a church is
a reasonable use of this site and that it is compatible
with the neighborhood as long as all buffers and screening
are put in place.
The applicant has requested waivers to corner radial
dedication and corner street improvements. This remains an
open issue.
8. STAFF RECOMMENDATION:
Staff recommends approval of the conditional use permit
subject to compliance with the following conditions:
a. Comply with the City's Landscape & Buffer ordinances.
b. Comply with Public Works Comments.
C. If any exterior lighting is installed, it must be
directed downward and inward to the property and not
directed toward any residential area.
Staff also recommends approval of the variances for a
reduced rear setback to 20 feet and the increase to 36% for
off site parking as long as a written lease agreement is
provided prior to obtaining a building permit that allows
the church to use the parking on the leased lots for at
least 10 years.
Recommendation has not been made at the time of this
writing regarding variances for corner radial dedications
nor corner improvements since that request just came in the
day this was written.
SUBDIVISION COMMITTEE COMMENTS: (May 6, 1999)
A representative from Architecture Innovations Group was present
representing the application. Staff gave a brief description of
the proposal.
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May 27, 1999
SUBDIVISION
ITEM NO.: 20.1 (Cont.) FILE NO.: Z -4985-A
Public Works reviewed their comments. Parking was reviewed to
explain why the variance was needed.
There being no further issues, the Committee accepted the
proposal and forwarded the item on to the full Commission for
final resolution.
PLANNING COMMISSION ACTION:
(May 27, 1999)
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 Recommendation."
Public Works (represented by David Scherer) reviewed the open
issues regarding right-of-way dedication, improved corner radii,
and building a sidewalk along Roosevelt Road meeting ADA
standards. The requirements include dedication of five feet of
additional right-of-way along Roosevelt to bring it to 35 feet,
20 feet radial right-of-way at the two corners with Roosevelt,
and constructing a 30 foot corner radius on both corners with
Roosevelt. Mr. Scherer stated that Public Works would grant a
franchise so the existing retaining wall along Roosevelt could
remain as is.
Mr. Woods stated that the applicant wished waivers to items 'b'
and 'e' under Public Works comments. He passed out to the
Commissioners copies of pictures, a partial site plan sketch
showing the features at the corners that would be impacted, and
a cost impact summary. The main concern to the church was the
cost impact of the corner work involved. The church has a very
limited budget and had to relocate from the current location
because of airport expansion. Because of an existing drop inlet
and fire hydrant, the cost is high for the corner changes.
Commissioner Berry opened, and Commissioner Faust joined into, a
discussion for a compromise to the requirements in order to meet
minimum needs and reduce costs to the church where possible.
This resulted in Public Works agreeing to support a waiver to
not improve the corner at Wolfe and Roosevelt. Improvements at
Battery and Roosevelt would still be required. In summary, the
resulting compromise was that Mr. Woods agreed to the
requirements for dedication of right-of-way, to obtain a
franchise to keep the retaining wall in place, and to go forward
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May 27, 1999
SUBDIVISION
ITEM NO.: 20.1 (Cont.)
FILE NO.: Z -4985-A
with the waiver request to not change the corner radius at Wolf
and Roosevelt, but the church would change the radius at Battery
and Roosevelt to meet Public Works' request.
A motion was made to approve the application as applied for with
the conditions stated by staff and with a recommendation for
approval of the waiver request to not change the radius at the
corner of Wolfe and Roosevelt. The motion passed by a vote of
7 ayes, 0 nays, and 4 absent.
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