Loading...
HomeMy WebLinkAboutZ-5935-A Staff AnalysisOctober 3, 2002 : 8 FILE NO.: Z -5935-A NAME: Pulaski Heights United Methodist Church — Revised Conditional Use Permit LOCATION: 4823 Woodlawn OWNER/APPLICANT: Pulaski Heights United Methodist Church/ Cromwell Architects PROPOSAL: A revision to a previously approved conditional use permit is requested to allow for phased expansion of the existing church facilities located on this R-2 zoned property. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The church site is located between Woodlawn and Lee, east of Monroe Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: Pulaski Heights United Methodist Church has existed at this location for many years. The proposed expansions include additional classroom space and parking, offices, a new entry space and a columbarium. All improvements will take place within the boundaries of the existing church site. No increase in worship center capacity is proposed. Although the site is virtually surrounded by single family homes, the proposed expansion should not affect the church's continued compatibility with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Hillcrest Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The church has 39 parking spaces located across Woodlawn and 176 spaces on the main site for a total of 215. Once the master plan is completed, there will be a total of 252 spaces. The sanctuary has a seating capacity of 400 persons, requiring 100 parking spaces. The new plan includes the construction of a two-level parking structure to replace some of the parking lost by the construction of the new additions. October 3, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z -5935-A 4. SCREENING AND BUFFERS: The plan submitted does not allow for the required six (6) percent interior landscaping or the seven (7) interior trees required. This takes into count the reduction allowed within the designated mature area. Since it would be extremely difficult to satisfy the interior tree requirement on top of the parking structure, contributions into the Tree Restoration for Environmental Enhancement (T.R.E.E.) fund could be considered as a substitute. However, this would not eliminate the interior landscape area requirement. Deletion of interior landscaping area would require a variance by the City Beautiful Commission. 5. PUBLIC WORKS COMMENTS: 1. Lee Avenue is collector with a 36' street width standard. Improve alignment for one half block on Lee at Monroe. Provide design conforming to Master Street Plan and construct one-half street improvement. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Obtain permits prior to doing any streets cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at 501-340-4854 (Derrick Bergfield) for more information. 4. Detention Ordinance would not apply to this property. However, there is an inadequate storm drain at Lee that should be considered in design. 5. A Grading Permit will be required per Section 29-186(c) and (d). 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Existing 6" sewer main must be relocated at Developer's expense. Entergy: Approved, as submitted. Reliant: No Comments received. Southwestern Bell: Approved, as submitted. Water: 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. 2 October 3, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z -5935-A Fire Department: Approved as submitted. County Planning: No Comments. CATA: CATA Bus Routes are located along Kavanaugh Blvd. and Lee Avenue, on block to the north and south respectively. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 12, 2002) Kent Taylor, of the Cromwell Firm, was present representing the application. Staff presented the item and noted additional information was needed regarding building heights and setbacks, signage, dumpster location, fencing, treatment of the east fagade of the parking structure and the proposed columbarium. The applicant was asked to provide the number of existing and proposed parking spaces and the seating capacity of the sanctuary. Staff noted that the applicant was requesting a waiver of the requirement to widen abutting streets and was requesting to make a contribution to the City's T.R.E.E. program in lieu of planting trees in conjunction with the parking structure. Public Works Comments were discussed. Mike Hood, of Public Works, explained that the only street widening needed was a taper of the west block of Lee Avenue to correct a misalignment with the street at the Monroe Street intersection. Mr. Taylor responded that the church would construct the taper. There was a brief discussion of a drainage issue on the Lee Avenue perimeter. Mr. Taylor stated the problem was created by stormwater runoff in the street, not from the church site. He stated he would meet with staff to discuss the issue. Landscape comments were discussed. The applicant was advised to submit a revised site plan and responses to staff issues no later than noon, Wednesday September 18, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Pulaski Heights United Methodist Church occupies the block and one half of R-2 zoned property located at 4823 Woodlawn Avenue. Several years ago, the church had one block of Spruce Street closed and developed parking on the half block east of Spruce Street, up to the alley. 3 October 3, 2002 ITEM NO.: 8 Cont. FILE NO.: Z -5935-A To meet the needs of its members, particularly children and young families, the Church proposes to build improvements within the limits of their existing property, as bordered and defined by Lee Avenue, Monroe Street, Woodlawn Avenue, and the alley aligning with Spruce Street south of Lee. The Church requests a modification of their existing Conditional Use Permit to allow the following new construction improvements: 7 A two-story addition to the existing Norma Storey education building —13,344 sf o This space will allow the Church to meet current codes by locating all younger children on the first floor (some young children are currently located on the second floor). o The second floor will be used for older elementary -aged children and a few adult classes. o The spaces are intended primarily for Sunday School. They will also be used for the existing Day Care operation (CTLTC), for community arts and music lessons and other purposes. The Church does not propose to create an elementary school. o Also included is the playground, relocated to a secure location within the complex. m A two-story addition for various purposes —18,450 sf o This building will consist of a floor of youth (middle and senior high) classrooms and recreation areas over a dividable, double -height multipurpose room. The addition will also include a non -working stage, facilities for Boy Scouts, a serving pantry and other support spaces. • A one-story office addition to the original building — 2,250 sf o This addition may provide for a small net increase in the number of offices, but it is primarily intended to replace internal space that will be freed -up to allow improved circulation. ■ A one-story Gathering Space —1,800 sf o This is designed to be a light -filled and airy infill of the courtyard between the Sanctuary and Chapel. It is intended for fellowship before and after services, to improve access to the Sanctuary, and to provide a space for receptions. 4 October 3, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z -5935-A A Columbarium o This facility is designed as a quiet garden -like setting for disposition of the ashes of deceased members. There will be an actual garden, as well as low masonry walls with burial niches covered with memorial plaques. o It will be set within the lawn between the Norma Storey building and Woodlawn. To the passerby it will appear as a garden feature. ■ Improvements for access and entry o With a 14 to 15 foot grade change across the site, several ages of construction, and many points of entry, it can be difficult for visitors, the elderly and those with disabilities to access the facilities. Proposed is a central two-story entry structure replacing the existing 1980's entry, a second story link between the original building and the Norma Storey building located above the existing breezeway, and a bridge between the entry structure and the new youth/multi-purpose building. Together with extensive regrading of the interior of the site, these improvements will provide barrier free entry to the complex, weather - protected drop-offs, and safe, enclosed barrier free circulation within and between all the buildings. m Parking o The proposed additions will occupy a good deal of the existing on-site parking. To replace this lost parking, the Church proposes to build below -grade parking with structured parking above. Taking advantage of the substantial grade change between Lee and Woodrow, the Church will excavate the east part of the existing parking lot down almost to the Lee Avenue elevation, to provide surface parking accessed from the existing Lee curb cuts. This parking will extend under part of the youth/multi-purpose building and most of the Norma Storey educational addition. o Above this grade parking will be built structured parking, at the level of Woodlawn and using the same curb cuts. This parking structure will be approximately level south to mid -block, then slope down to follow the grade. o Together, this parking strategy will result in a net increase of 45 to 50 parking spaces on-site. 5 October 3, 2002 ITEM NO.: FILE NO.: Z -5935-A ` The Church offers the following comments in support of its application: Neighborhood impact: The Church recognizes its part in the historic fabric of Hillcrest, and desires to do its part to enhance the neighborhood. To that end: ■ The Church is committed to staying in the neighborhood. ■ The Church is NOT expanding its property holdings. ■ The Master plan is designed to pull the new structures towards the center of the site, with minimal impact to the passer-by and adjoining property owners. All new buildings are set well back from the property lines. ■ Existing traffic patterns and curb cuts are maintained. ■ The quantity of on-site parking is increased, and well over half the parking will be concealed under other structures. ■ By keeping construction well away from them, all older trees should be preserved. ■ The buildings will be designed with matching materials and similar, rich detailing to the Collegiate Gothic design of the older buildings. ■ All site lighting will be designed to minimize "spill" off the property. ■ There has been a chronic problem in the area with storm drainage. As part of the additions, the Church will meet the requirements of the City's stormwater retention ordinance. This may include in -lieu contributions, or on-site retention using oversized storm drain piping or other means. In either event, the net result will be an improvement in the neighborhood storm drainage. ■ The Church has already held an open house to discuss the proposal with the residents. Notice was posted through the Association newsletter and through personal delivery of invitations. The Church has also had numerous discussion with various HRA board members. On September 18, 2002, the applicant submitted 4 copies of a revised site plan and an addendum to the cover letter addressing the issues raised at Subdivision Committee. D October 3, 2002 ITEM NO.: 8 (Cont. FILE NO.: Z -5935-A The height of the new education buildings match the height of the existing two- story Norma Storey Education Building (24-25 feet). The office addition will be one story and the in -fill of the courtyard will be lower in height than the chapel and sanctuary at either side no additional signage is proposed beyond directional signs. The dumpster location and screening have been indicated. The existing fencing along Woodlawn and the east perimeter will remain unless it is necessary to remove then during construction. If that is the case, they will be replaced in kind. No other perimeter fencing is proposed. The columbarium will be surrounded by 48" brick walls that also serve to contain the niches for burial urns. The columbarium will enclose a garden and up to 500 urns. After the Planning Commission action, the applicant will file an easement abandonment to deal with the easements remaining in the former Spruce Street right-of-way. That issue will go directly to the Board of Directors. To staff's knowledge there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested revised conditional use permit subject to compliance with the development plan outlined in the applicant's cover letter and addendum and compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the staff report. Staff recommends approval of the request to make a contribution to the City's Urban Forestry T.R.E.E. program in lieu of locating trees on the parking structure. PLANNING COMMISSION ACTION: (OCTOBER 3, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions 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 the proposed T.R.E.E. contribution. The vote was 9 ayes, 0 noes and 2 absent. 7