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HomeMy WebLinkAboutZ-5931-A Staff AnalysisMay 27, 1999 ITEM NO.: 12 FILE NO: Z -5931-A NAME: Lewis Street Church of Christ - Revised Conditional Use Permit LOCATION: 2716 S. Lewis Street OWNER/APPLICANT: Lewis Street Church of Christ PROPOSAL: To amend an existing conditional use permit at 2716 S. Lewis Street to allow for small additions to the front of the church and an additional 150 seating capacity. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The existing church is located on the west side of Lewis Street, between 27th and 29th streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: This mixed zone R-3, 0-3 and C-3 property is bordered on the north and east by residential R-3 zoning, to the east across Lewis Street by a PCD, on the southwest by 0-3 office zoning and to the south by C-3 commercial zoning. This church has been at this location since 1962 and appears to have fit into the neighborhood well. The additional on-site parking that is being added as part of the overall project will help reduce the need to park off- site and/or on the street, which should be of benefit to the neighborhood. Staff believes this use would continue to be compatible with the neighborhood. The Midway and Curren -Conway Neighborhood associations were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: Access to the parking areas is mostly undefined. The paving covers all the area up to the curb all along Lewis Street. There are a couple of areas where asphalt was added into the gutter to ease the transition into the parking areas at other areas other than at existing curb cuts. May 27, 1999 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z -5931-A The Main Sanctuary seating capacity is 540. The 1995 CUP file stated that the requirement was for 54 spaces based on the standards in 1962 when the church was first built, but that the Board of Adjustment approved a parking variance allowing for only 24 on-site required parking spaces in conjunction with an agreement from the owner across Lewis Street allowing church members to use that parking lot. This proposal increases seating by 150, and therefore, increases required parking by 37 spaces using today's standard of 1 space per 4 seats. Considering the 1995 adjusted requirement for 24 and the additional requirement now for 37, the total required parking would be 61 spaces. The current plan shows 59 parking spaces south of the church plus about 18 spaces in the north parking area. The church paved additional parking in conjunction with the last CUP in February 1995, and they have installed additional parking again with this proposal. Those parking areas must meet current design and construction standards, including screening and buffers and interior landscaping. The applicant has requested a variance to downgrade the requirements approved in 1995 to asphalt and railroad timbers within the parking areas instead of concrete curb and gutters. 4. SCREENING AND BUFFERS: a. The Landscape Ordinance requires a minimum of six percent (1,557 square feet) of the interior of the vehicular use area be landscaped with interior landscape islands. The proposed revised plan would meet this requirement. b. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings are required along the western perimeter of the site. 5. PUBLIC WORKS COMMENTS: a_ Lewis and 29th Streets are both commercial streets. Dedicate right-of-way to 30 feet from centerline for both. b_ Driveways shall conform to Sec. 31-210 or Ordinance 16,577. C. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements E May 27, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -5931-A to these streets including 5 foot sidewalks with planned development. d. Plans of all work in the right-of-way shall be submitted for approval prior to start of work. e. Stormwater detention ordinance applies to this property. f. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: Contact the Water Works if additional water service is required. The water main in Lewis Street is only a 2 -inch main and the largest meter available off this main is a :h -inch. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARK A: Approved as submitted. Entergy: No comments received. Fire Department: Approved as submitted. CATA: CATA Route #16 serves this site; approved as submitted. 7. STAFF ANALYSIS: The applicant is requesting a revised conditional use permit to expand the seating capacity within the existing sanctuary by 150 seats, and add some small additions to the front of the main church building for a vestibule and bathrooms. The increased seating will generate an increase in required parking by 37 spaces. The building additions encroach into the front setback by 10 feet, generating the need for a variance to reduce the front setback to 15 feet for 59 feet of the front 130 feet frontage along Lewis Street. The reason for building onto the front was stated to be that they had no other direction to build what they wanted. Part of the requirements of the C.U.P in 1995 were to build parking areas in accordance with City ordinance standards. 3 May 27, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) _ FILE NO.: Z -5931-A standards. That was never done and will have to be corrected as a condition of this revised CUP and to obtain a building permit for the additions proposed. The applicant has also requested to use railroad ties to border the parking area and outline interior landscape areas rather than curb and gutter. Staff feels that would be satisfactory. The applicant has asked for waivers to two of Public Works' requirements, ie. dedication of right-of-way, and street improvements. The church is located at the southern fringe of a large residential neighborhood and is located in an area bordering mixed zoning containing uses ranging from offices to retail to light manufacturing. Staff believes that the proposed building additions and additional parking lots will not have a negative impact on the adjacent neighborhood. The additional parking should ease the parking impact, and bring the church into compliance with the City's on-site parking requirements as adjusted by the Board of Adjustment. 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. Correct parking areas south of the church to meet City ordinance standards. d. 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 variance for a reduced front setback to 15 feet, and using railroad timbers and asphalt rather than concrete curb and gutters. Public Works just received the waiver request and had not determined a recommendation for the waivers at the time this was written. N May'27, 1999 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z -5931-A SUBDIVISION COMMITTEE COMMENTS: ( May 6, 1999 ) Earnest Smith from the Architecture Innovations Group was present representing the application. Staff gave a brief description of the proposal. Public Works briefly reviewed their comments. Staff and Committee members reviewed with Mr. Smith the screening and buffer requirements, the parking lot corrections needed, and the need for an updated property survey. There being no further issues, the Committee accepted the proposal and forwarded it on to the full Commission for final resolution. However, two issues remained open regarding Public Works requirements. 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 of the application and of the variances requested subject to compliance with the conditions listed under "Staff Recommendation." Staff also recommended approval of the waiver requests regarding dedication of right- of-way, street widening, and driveway spacing. The applicant had agreed to install a sidewalk built to ordinance standards. The item was placed on the Consent Agenda and approved as recommended by Staff including the variances for reduced setback, using railroad timbers and asphalt rather than concrete curb and gutter, and a recommendation to approve the waivers as stated above. The vote was 8 ayes, 0 nays, and 3 absent.