HomeMy WebLinkAboutZ-5931-B Staff AnalysisJune 20, 2019
NO.: 2 FILE NO.: Z -5931-B
NAME: Lewis Street Church of Christ — Revised Conditional
Use Permit
LOCATION: 2716 S. Lewis Street
OWNER/APPLICANT- Lewis Street Church of Christ/Jameel Robinson
PROPOSAL: A revised conditional use permit is requested to allow
expansion of an existing church development on the
R-3/0-3 zoned property located at 2716 S. Lewis
Street.
1. SITE LOCATION:
The site is located on the west side of S. Lewis Street, between West 27th
and West 29th Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed uses and zoning. Single family
residences are located west and north of the church property. Mixed
commercial uses and zoning are located to the east along Asher Avenue.
Mixed commercial and industrial uses and zoning are located to the south.
The applicant proposes to construct building and parking additions to an
existing church site. The proposed use is compatible with uses in the
area. Notice of public hearing was sent to the Love Neighborhood
Association.
3, ON SITE DRIVES AND PARKING:
There are three (3) existing access driveways from West 29th Street which
serve the church development. The applicant proposes to maintain the
drives and construct a new circular drive with canopy for drop-off and
pick-up at the north end of the existing sanctuary building. A new access
driveway from West 29th Street is also proposed.
There will be a total of 97 paved parking spaces on the site with the
proposed development. Section 36-502 (b) (2) d. of the City's Zoning
Ordinance requires a minimum of 81 parking spaces for the proposed
development (seating capacity of 326 persons). Therefore, parking will
comply with ordinance standards.
June 20, 2019
ITEM NO.: 2 Cont. FILE NO.: Z -5931-B
4. SCREENING AND BUFFERS:
1. Any new site development must comply with the City's minimal
landscape and buffer ordinance requirements.
2. A perimeter planting strip is required along any side of a vehicular use
area that abuts adjoining property, or the right-of-way of any street.
This strip shall be at least nine (9) feet wide. One (1) tree and three
(3) shrubs or vines shall be planted for every thirty (30) linear feet of
perimeter planting strip.
3. A land use buffer will be required when an adjacent property has a
dissimilar use of a more restrictive nature. A minimum of seventy
(70) percent of the land use buffer shall be undisturbed. Easements
cannot count toward fulfilling this requirement. As a component of all
land use buffer requirements, opaque screening, whether a fence or
other device, six (6) feet in height shall be required upon the property
line side of the buffer. Buffers are to be landscaped at the rate of
one (1) tree and three (3) shrubs for every thirty (30) linear feet.
Provide screening and landscape materials within the "new
landscape band" north side of the pro e
4. The City Beautiful Commission recommends preserving as many
existing trees as feasible on this site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving
trees of six (6) inch caliper or larger.
5. PUBLIC WORKS -
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ORKS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Lewis Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the
public right-of-way prior to occupancy.
3. The proposed nursery building appears to be constructed within an
abandoned public right-of-way where utility easements were maintained
in favor of the City of Little Rock as a condition of abandonment by
Ordinance #16,835. The building expansion is proposed to be
constructed over a stormwater drainage pipe within a drainage easement.
For this expansion, the pipe should be relocated within a new drainage
easement and the existing easement relocated. The ordinance may be
required to be revised to remove the drainage easement requirement.
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June 20, 2019
ITEM NO.: 2 (Cont.
FILE NO.: Z -5931-B
4. Sidewalks should be extended to the north property line as in
accordance with Sec. 31-175 of the Little Rock Code and the Master
Street Plan.
5. Sidewalks should be extended to the north property line as in
accordance with Sec. 31-175 of the Little Rock Code and the Master
Street Plan.
6. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
7. The proposed nursery building appears to be constructed within an
abandoned public right-of-way where utility easements were require to
be maintained by Ordinance #16,835. The building is proposed to be
constructed over stormwater drainage pipe within a utility easement.
8. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction
site shall be repaired by the responsible party prior to issuance of a
certificate of occupancy.
9. Obtain a franchise agreement from Public Works (Bennie Nicolo,
371-4818) for the private improvements such as parking and any other
private improvement located in the right-of-way in block 1 of Riffel and
Holder's Addition.
6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority, Sewer Available to this site.
FOG Analysis Required if new food service on site. Capacity Fee
Analysis Required.
Entergy:
Entergy does not object to this proposal. There does not appear to be any
conflicts with existing electrical utilities at this location. There is existing
3 phase on the east side of Lewis Street. Contact Entergy in advance to
discuss electrical service requirements, or adjustments to existing facilities
(if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
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June 20, 2019
ITEM NO. 2 (Cont.) FILE NO.: Z -5931-B
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
A water main extension will be needed to provide water service to this
property.
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.
The facilities on-site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
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 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 sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
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June 20, 2019
ITEM NO.: 2 (Cont.) FILE NO.: Z -5931-B
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is
located on a fire apparatus access road, the minimum road width shall be
26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section 10103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed
shall be accessible to fire department apparatus by way of an approved
fire apparatus access road with an asphalt, concrete or other approved
driving surface capable of supporting the imposed load of fire apparatus
weighing at least 75,000 pounds.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central
Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue
501-918-3754). Number and Distribution of Fire Hydrants as per Table
C105.1.
Buildina Codes: No comments received
7. TRANSPORTATION/PLANNING:
County Planning: No comments received
Rock Reaion METRO: No comments.
Planning Division: No comments.
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June 20, 2019
ITEM NO.:
FILE NO.: Z -5931-B
SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019)
Jameel Robinson and Kwendeche were present, representing the application.
Staff presented the application, noting that some additional information was
needed. Staff noted that information on signage, site lighting and fencing needed
to be shown on the site plan. The issue of an existing storm drain in the
abandoned West 28th Street right-of-way was briefly discussed. The Public
Works and Landscape requirements were also discussed. After the discussion,
the Committee forwarded the application to the full Commission for resolution.
STAFF ANALYSIS:
The applicant is requesting approval of a revised conditional use permit to allow
building and parking additions to the existing Lewis Street Church of Christ
development on the R-3/0-3 zoned property at 2716 S. Lewis Street. The
property is located on the west side of S. Lewis Street, between West 27th
and West 29th Street. The existing church site contains two (2) buildings.
The northernmost building is a one-story brick sanctuary building with
approximately 5,300 square feet of floor area. A one-story metal family life
center building is located on the south side of the sanctuary building, and contains
approximately 6,000 square feet of floor area. Paved parking is located on the
north and south sides of the sanctuary building. Access drives from S. Lewis
Street serve the parking areas. A 21 foot box culvert/storm drain is located along
the west property boundary.
The applicant proposes to make several building additions to the existing
sanctuary building, as noted on the attached site plan. A 3,000 square foot (one
(1) story) addition for administrative space is proposed on the north side of the
sanctuary building. A 400 square foot addition is proposed for the front (east) of
the sanctuary. A future nursery addition (approximately 1,600 square feet) is
proposed on the south side of the sanctuary. The nursery addition will be
constructed over the old West 28th Street: right-of-way, which was retained as a
utility and drainage easement and contains an existing storm drain. The
applicant also proposes to construct a canopy and circular driveway on the east
end of the north building addition. The addition to the north side of the sanctuary
building will be located approximately 22 feet back from the front (east) property
line and 13 feet from the rear (west) property line. The canopy over the new
circular drive will extend to the front (east) property line. The addition to the front
of the sanctuary building will be located approximately 12 feet back from the front
(east) property line. The proposed nursery addition will be located approximately
22 feet back from the front (east) property line and four (4) feet to 16 feet back
from the rear (west) property line.
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June 20, 2019
ITEM NO.: 2 (Cont.
FILE NO.: Z-5931-5
As part of the development plan, the applicant also proposes to upgrade and
expand the existing paved parking areas on the north and south sides of the
existing sanctuary and family life buildings. The applicant will maintain the three
(3) existing access driveways from S. Lewis Street and construct a new driveway
from West 29th Street. There will be a total of 97 paved parking spaces on the
site. This number conforms to ordinance standards based on the proposed
seating capacity of the sanctuary building.
The applicant also proposes to construct a new six (6) foot high wood fence
along the north and west property boundaries. The fence along the west
property line will have two (2) 12 foot wide removable sections to allow access to
the existing box culvert/storm drain.
The applicant is requesting variances to allow reduced front and rear setbacks
for the proposed additions to the sanctuary building. Section 36-255 (d) (1) of
the City's Zoning Ordinance requires a minimum front setback of 25 feet for R-3
zoned properties. Section 36-255 (d) (3) requires a minimum rear setback of
25 feet. The proposed addition to the north side of the sanctuary building will be
located approximately 22 feet back from the front property line and 13 feet from
the rear property line, with the canopy portion extending to the front property line.
The addition to the front of the sanctuary building will be approximately 12 feet
from the front property line. The proposed nursery addition will be approximately
22 feet back from the front property line and four (4) feet to 16 feet back from the
rear property line.
The applicant responded to issues raised at Subdivision Committee by providing
additional information to staff, and requesting setback variances for the proposed
building additions. The revised site plan shows the proposed fencing with access
areas to the box culvert. To staff's knowledge, there are no outstanding issues
associated with this application.
Staff believes that the proposed additions to the existing church development is
an appropriate use for this property. The church development has existed on this
site for many years. The proposed building and parking expansions should
prove to be quality additions to the existing church site. The proposed church
expansions will be compatible with the overall area. Staff believes the proposed
church expansion will have no adverse impact on the adjacent properties or the
general area.
STAFF RECOMMENDATION -
Staff recommends approval of the requested CUP, including building setback
variances, subject to compliance with the following conditions:
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June 20, 2019
ITEM NO.: 2 Cont. FILE NO.: Z -5931-B
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. All site lighting must be low-level and directed away from adjacent property.
3. The dumpster area must be screened as per ordinance requirements (screen
shall exceed the height of the dumpster by at least two (2) feet, not to exceed
eight (8) feet total height).
4. Signage for the church facility will be as per Section 36-553 of the code (signs
permitted in office zones).
5. The proposed canopy over the circular driveway must remain unenclosed on
its north, south and east sides.
6. Prior to a building permit be issued for the future nursery addition, the utility
and drainage easement (former West 28th Street right-of-way) must be
abandoned and the existing storm drain within the easement must be re-
routed to the box culvert.
PLANNING COMMISSION ACTION- (JUNE 20, 2019)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff, including all
staff comments and conditions. The vote was 8 ayes, 0 noes and 3 absent.
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