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HomeMy WebLinkAboutZ-5828-B Staff AnalysisSeptember 6, 1994 ITEM NO.: 14 FILE NO.: Z -5828--B NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Pilgrim Rest Baptist Church - Conditional Use Permit 5100 Frazier Pike Pilgrim Rest Missionary Baptist Church by Virgil Dexter Doyne The applicant requests a conditional use permit to allow for the construction of a new 200 seat sanctuary on this R-2 zoned property. This will be a revision of a plan approved by the Planning Commission on May 17, 1994. Variances are requested to allow use of a gravel parking lot for three years and a reduced rear yard setback of 11 .feet (25 feet required). The church is located on the south side of Frazier Pike, just west of Stout Street in the College Station Community. 2. Compatibility with Neighborhood The adjacent neighborhood is zoned R-2 and AF and is occupied almost exclusively by smaller single family homes. There are a few other nonresidential uses in the immediate vicinity including two other small churches, an elementary school and a construction company. Pilgrim Rest Baptist Church has existed in the neighborhood for many years. This proposed addition will not affect the church's continued compatibility with the neighborhood. 3. On -Site Drives and Parkin The proposed sanctuary will have seating for 200 persons requiring 50 on-site parking spaces. This is the same seating capacity as the existing sanctuary. 46 parking spaces exist on-site presently. Some of these will be lost when the new building is constructed. The applicant has proposed adding additional parking on the property directly south of the building. A variance from the paving requirement for this new parking lot for a period of three years is requested. September 6, 1994 SUBDIVISION ITEM NO.: 14 (Continued) FILE NO.: Z -5828-D 4. Screening and Buffers A landscaping upgrade toward compliance with the landscape ordinance equal to the building expansion proposed (82%) will be required or a waiver by the City Beautiful Commission obtained. The landscape ordinance requires a 6 foot wide landscape strip separating the on site vehicular use area from adjacent properties and rights-of-way, 6% of the interior of the vehicular use area be landscaped and a 3 foot wide building landscape area between the public parking area and building. In addition to the trees and shrubs required within landscaped areas, curb and gutter or another approved border to protect plants from vehicular traffic will be required. The zoning ordinance calls for a 6 foot high opaque screen of the adjacent residential areas. 5. City Engineer Comments Provide stormwater detention calculation. Dedicate right- of-way to 45 feet from centerline on Frazier Pike and construct half of minor arterial standard street improvements. Dedicate right-of-way to 25 feet from centerline on Avant Street and construct half of residential standard street improvements. According to Ordinance #16,577, this site can have only one access point or drive off of Frazier Pike. 6. Utility Comments Little Rock Wastewater Utility reports a sewer main extension is required with easements. 7. Analysis On May 17, 1994, the Planning Commission approved a conditional use permit allowing for the addition of classroom space to the rear of this existing church. The church has since decided to construct a new sanctuary and convert the existing sanctuary into classrooms and a fellowship.hall. The proposed new sanctuary will have the same seating capacity as the existing sanctuary. Additional parking will be constructed on the rear portion of the property. A variance from the paving requirement for this new parking lot is requested for a period of three years. A variance is also requested setback of 11 feet (25 feet foot alley and a vacant lot new building. 2 to allow a reduced rear yard required). An unimproved 10 are located behind the proposed September 6, 1994 SUBDIVISION ITEM NO.: 14 (continued) FILE NO.: Z -5828-B Staff is supportive of the application. 8. Staff Recommendation Staff recommends approval subject to: 1. 50 on-site parking spaces being provided. 2. Compliance with the City's Landscape and Buffer Ordinance 3. Compliance with the City Engineer and Utility Comments Staff also recommends approval of the requested variances to allow a reduced rear yard setback of 11 feet and to allow use of the gravel parking lot for a period of three years. SUBDIVISION COMMITTEE COMMENT: (AUGUST 18, 1994) Austin Porter was present representing the application. Staff presented the item and noted the landscaping, City Engineer and Utility Comments outlined above. Mr. Porter stated he would pass the comments on to Mr. Doyne who would prepare a response. Bob Brown, Plans Review Specialist, advised the Committee that the occupants of the adjacent residential properties had requested that no screening fence be constructed between their properties and the church property. The Committee determined that there were no other outstanding issues and forwarded this item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 6, 1994) The applicant, Virgil Dexter Doyne, was present. There were no objectors present. Staff presented the item and informed the Commission that a revised site plan had been submitted which addressed all staff concerns. Staff reported that letters had been received from the adjacent residential property owners requesting that the screening requirement between their property and the church property be waived. The landscape requirements will still be in force. As part of the Consent Agenda, this item was approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 open position. The approval included the requested variances to allow 3 September 6, 1994 5UBDIVISION ITEM NO.: 14 Continued FILE NO.. 5828-B a reduced rear yard setback of 11 feet and to allow use of the gravel parking lot for a period of three years. 4 M 1. Meeting Date: October 18, 1994 2. Case No.: Z -5828-B 3. Request: Waiver of required street improvements to Frazier Pike and Avant Street for Pilgrim Rest Missionary Baptist Church 4. Location: 5100 Frazier Pike 5. Owner/Applicant: Pilgrim Rest Missionary Baptist Church by Virgil Dexter Doyne 6. Existing Status: Existing church site; both Frazier Pike and Avant Street are rural, asphalt paved streets with no improvements. Avant Street extends only about two blocks and dead -ends just past the church property. The church has 180 feet of frontage on Frazier Pike and 100 feet of frontage on Avant Street. 7. Source of Reguirement: A conditional use permit was approved by the Little Rock Planning Commission on September 6, 1994 allowing for the construction of a new sanctuary and parking lot on this existing, R-2 zoned church site. The conditional use permit review requires conformance to the Master Street Plan. 8. Staff Recommendation: Staff recommends denial of a complete waiver as being inconsistent with established city policy of obtaining required street improvements where required by the Master Street Plan and Subdivision Ordinance. The Little Rock Port Industrial Park continues to grow and develop with new industry and Frazier Pike provides a major avenue of entry to the park from the west. Staff feels that a five year deferral of the required street improvements is more appropriate and would allow the church time to raise funds toward the cost of construction. 9. Planninct Commission Recommendation: The Planning Commission approved the conditional use permit subject, in part, to compliance with the City Engineer Comments which included the requirement of right-of-way dedication and street improvements to both Frazier Pike and Avant Street. 10. Conditions or Issues Remaining to be Resolved: None, attendant to this issue. 11. Right -of -Way Issues: Pilgrim Rest Missionary Baptist Church has dedicated 15 feet of additional right-of-way for Frazier Pike and 10 feet of additional right-of-way for Avant Street. 12. Objectors: None, 13. Neighborhood Plan: as of this writing. Sweet Home (24) 14. Nezghberhood_Contact PersonZOthers: Wilma Walker, College Station Progressive League FILE NO.: Z -5828-B NAME• LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Pilgrim Rest Baptist Church - conditional Use Permit 5100 Frazier Pike Pilgrim Rest Missionary Baptist Church by Virgil Dexter Doyne The applicant requests a conditional use permit to allow for the construction of a new 200 seat sanctuary on this R-2 zoned property. This will be a revision of a plan approved by the Planning Commission on May 17, 1994. Variances are requested to allow use of a gravel parking lot for three years and a reduced rear yard setback of 11 feet (25 feet required). The church is located on the south side of Frazier Pike, just west of stout Street in the College Station Community. 2. Compatibility with Neighborhood The adjacent neighborhood is zoned R-2 and AF and is occupied almost exclusively by smaller single family homes. There are a few other nonresidential uses in the immediate vicinity including two other small churches, an elementary school and a construction company. Pilgrim Rest Baptist Church has existed in the neighborhood for many years. This proposed addition will not affect the church's continued compatibility with the neighborhood. 3. On -Site Drives and Parking The proposed sanctuary will have seating for 200 persons requiring 50 on-site parking spaces. This is the same seating capacity as the existing sanctuary. 46 parking spaces exist on-site presently. Some of these will be lost when the new building is constructed. The applicant has proposed adding additional parking on the property directly south of the building. A variance from the paving requirement for this new parking lot for a period of three years is requested. FILE NO • 2-5828-B (Continued) 4. Screeninq and Buffers A landscaping upgrade toward compliance with the landscape ordinance equal to the building expansion proposed (82%) will be required or a waiver by the City Beautiful Commission obtained. The landscape ordinance requires a 6 foot wide landscape strip separating the on site vehicular use area from adjacent properties and rights-of-way, 6% of the interior of the vehicular use area be landscaped and a 3 foot wide building landscape area between the public parking area and building. In addition to the trees and shrubs required within landscaped areas, curb and gutter or another approved border to protect plants from vehicular traffic will be required. The zoning ordinance calls for a 6 foot high opaque screen of the adjacent residential areas. 5. City Engineer comments Provide stormwater detention calculation. Dedicate right- of-way to 45 feet from centerline on Frazier Pike and construct half of minor arterial standard street improvements. Dedicate right-of-way to 25 feet from centerline on Avant Street and construct half of residential standard street improvements. According to Ordinance #16,577, this site can have only one access point or drive off of Frazier Pike. 6. Utility Comments Little Rock Wastewater Utility reports a sewer main extension is required with easements. 7. Analysis On May 17, 1994, the Planning Commission approved a conditional use permit allowing for the addition of classroom space to the rear of this existing church. The church has since decided to construct a new sanctuary and convert the existing sanctuary into classrooms and a fellowship hall. The proposed new sanctuary will have the same seating capacity as the existing sanctuary. Additional parking will be constructed on the rear portion of the property. A variance from the paving requirement for this new parking lot is requested for a period of three years. A variance is also requested to allow a reduced rear yard setback of 11 feet (25 feet required). An unimproved 10 foot alley and a vacant lot are located behind the proposed new building. Staff is supportive of the application. kA FILE NO.: Z -5828-B (Continued) 8. Staff Recommendation Staff recommends approval subject to: 1. 50 on-site parking spaces being provided. 2. Compliance with the City's Landscape and Buffer Ordinance 3. Compliance with the City Engineer and Utility Comments Staff also recommends approval of the requested variances to allow a reduced rear yard setback of 11 feet and to allow use of the gravel parking lot for a period of three years. SUBDIVISION COMMITTEE COMMENT: (AUGUST 18, 1994) Austin Porter was present representing the application. Staff presented the item and noted the landscaping, City Engineer and Utility Comments outlined above. Mr. Porter stated he would pass the comments on to Mr. Doyne who would prepare a response. Bob Brown, Plans Review Specialist, advised the Committee that the occupants of the adjacent residential properties had requested that no screening fence be constructed between their properties and the church property. The Committee determined that there were no other outstanding issues and forwarded this item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 6, 1994) The applicant, Virgil Dexter Doyne, was present. There were no objectors present. Staff presented the item and informed the Commission that a revised site plan had been submitted which addressed all staff concerns. Staff reported that letters had been received from the adjacent residential property owners requesting that the screening requirement between their property and the church property be waived. The landscape requirements will still be in force. As part of the Consent Agenda, this item was approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 open position. The approval included the requested variances to allow a reduced rear yard setback of 11 feet and to allow use of the gravel parking lot for a period of three years. 3