HomeMy WebLinkAboutZ-5434-A Staff AnalysisFebruary 27, 1995
Item No.:
File No.:
Owner:
Address:
Description;
Zoned:
es ri tion -
Zoned•
Variance Requested:
Justification:
Z -5434-A
Rose of Sharon Missionary
Baptist Church
1400 Cross Street
Lots 10, 11 and 12, Block 313,
original City of Little Rock
Lots 11 and 12 are zoned C-3. Lot
10 is zoned R-4.
A variance is requested from the
area regulations of Section 36-301
to permit construction of a new
church sanctuary with a reduced
front yard setback of 9.7 feet and
a reduced side yard setback of 5
feet. The ordinance requires a
front yard setback of 25 feet and a
side yard setback of 15 feet in the
C-3 zone where such property is
adjacent to a residential district.
A variance is also requested from
the location of off-street parking
provisions of Section 36-507 to
permit construction of -a church
parking lot on R-4, residentially
zoned property.
The existing sanctuary was built in
1920 and is no longer adequate to
meet the church's needs. It is not
feasible to try to expand the
structure so an altogether new
sanctuary is proposed. The
proposed new sanctuary will
maintain the same front and side
yard setbacks as the existing
building. Due to the limited
buildable area on this small site,
variances are needed.
To accommodate the increased seating
capacity, additional parking is
needed. The church has acquired the
adjacent, residentially zoned lot
and seeks a variance to allow its
use for a church parking lot.
February..27, 1995
Item No.: 1 Cont.
Present Use of Property
Proposed Use of Propert:
Staff Report:
A. Engineering Issues:
Church and vacant residential lot
Church and parking lot
with planned construction the following will apply:
1. Improve alley to 17 feet of asphalt surface with
appropriate concrete apron.
2. Driveway aprons will need to be 6 inch minimum concrete
and conform to city standards.
3. Improve damaged sidewalks and curbs. Install handicap
ramps at intersection and alley.
4. Engineering analysis and submittal required to control
stormwater runoff differential created by the expansion
of parking and facilities by more than 500 square feet.
B. Staff Analysis:
Rose of Sharon Missionary Baptist Church desires to expand
its facilities at 14th and Cross Streets. The church
sanctuary, which was built in 1920, is no longer adequate to
meet the church's needs. Due to the age and design of the
structure, it is not feasible to consider expanding and
remodeling the existing sanctuary. The church wishes to
remove the existing 140 seat sanctuary and build in its
place a new, 200 seat sanctuary.
The new sanctuary will maintain the same front and side yard
setbacks as the existing building. Once completed, the
building will have a front yard setback of 9.7 feet and a
side yard setback, on the south side, of 5 feet. The
property is zoned C-3 which requires a front yard setback of
25 feet and a side yard setback of 15 feet where adjacent to
residentially zoned property.
The impact of the reduced front yard setback is mitigated by
the fact that the new sanctuary will maintain the same
setback as the existing building which has been in place for
over 70 years. Cross Street has a 60 foot right-of-way and
the proposed structure will actually be 25 feet from the
curb line of the street. The reduced side yard on the south
side is not an issue since the adjacent residentially zoned
lot is proposed for development as the church parking lot.
K
February 27,•1995
Item No.: 1 (Cont.
The church is nonconforming in relationship to its parking
requirements. Only as recently as 1991 was any on-site
parking constructed (those spaces on the north side of the
building).
The increase in seating capacity from the existing 140 to
the proposed 200 requires an additional 15 on-site parking
spaces. The church has acquired the adjacent R-4 zoned lot
and proposes to remove the residential structure from it and
build in its place a new parking lot. By constructing the
parking lot in compliance with the design criteria outlined
in the Zoning Ordinance the proposed new parking lot will
accommodate approximately 18 vehicles. This proposed new
parking lot must be properly screened and landscaped to
protect the adjacent residential properties.
Staff believes the proposal to be reasonable and supports
both the setback variances and the variance to allow the use
of the adjacent residentially zoned lot as a parking lot.
C. Staff Recommendation:
Staff recommends approval of the requested front and side
yard setback variances and the variance to allow the use of
the adjacent R-4 zoned property as a parking lot subject to
the following conditions:
1. Compliance with the City Engineer's Comments
2. The proposed new parking lot must be designed in
compliance with the design criteria outlined in
Section 36-511 of the Zoning Ordinance.
3. The proposed new parking lot must comply with the
City's Landscape and Buffer Ordinances.
BOARD OF ADJUSTMENT: (FEBRUARY 27, 1995)
Rev. Arthur Blood was present representing Rose of Sharon
Missionary Baptist Church. There were no objectors present.
Staff presented the item and a recommendation of approval with
conditions. Rev. Blood offered no additional comments.
A motion was made to approve the requested front and side yard
setback variances and the variance to allow the use of the
adjacent R-4 zoned property as a parking lot subject to
compliance with those conditions outlined in the staff
recommendation. The vote was 8 ayes, 0 noes, 0 absent and 1 open
position.
3