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HomeMy WebLinkAboutZ-5982-A Staff AnalysisOctober 11, 2007 NO.: 4 NAME: I OCATION OWNER/APPLICANT FILE NO.: Z -5982-A New Life Christian Covenant Church Parking Lot — Conditional Use Permit 2924 South Ware Street New Life Christian Covenant Church/Kwendeche PROPOSAL: A conditional use permit is requested to allow for construction of a parking lot on this existing R-3 K zoned church site. SITE LOCATION: The property is located on the north side of West 30th Street, between Ware and Bryant Streets. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within a neighborhood that is primarily single- family residential in zoning and use. All surrounding properties are zoned R-2 and occupied by single family residences. Another church is located two blocks to the south. South of 32nd Street are two small Planned Developments for office uses and a large tract owned by the Little Rock School District. The tract contains two schools and the District's maintenance facilities. This church has been located at this site for many years. The new parking lot is an upgrade of an existing, unimproved parking lot. The upgrade will only positively affect the church's compatibility with the neighborhood. All owners of properties located within 200 feet of the site, all residents within 200 feet who could be identified and the Broadmoor, College Terrace and John Barrow Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The portion of the church site in question has been used as an unimproved parking lot. The church is proposing to construct a paved and landscaped parking lot containing 54 spaces. Access will be from a single driveway onto West 30th Street. The parking lot will be gated during non -church hours to prohibit loitering on the site. The gate must be open during church hours and a knox box installed for Fire Department access. October 11, 2007 ITEM NO.: 4 Cont. FILE NO.: Z -5982-A 4. SCREENING AND BUFFERS, Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The zoning buffer ordinance requires a seventeen (17') foot wide land use buffer along the northern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain completely undisturbed. This includes the clearing or grubbing of any/all underbrush. The zoning buffer ordinance recluires an average seventeen (17') foot wide street buffer along West 30"' Street and in no case less than half. The site plan appears to be meeting this minimal amount. The zoning buffer ordinance requires an average eighteen (18') foot wide street buffer along both South Bryant Street and along South Ware Street and at no case less than half. The site plan appears to be meeting this minimal amount. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year - around requirement. An automatic irrigation system to water newly landscaped areas will be required. Prior to the issuance of a building permit a landscape plan must be approved and must obtain the seal of a licensed Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: Due to the proposed use of the property, the Master Street Plans specifies that S. Bryant Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2 October 11, 2007 ITEM NO.: 4 ... (Cont.) FILE NO.: Z -5982-A 2. Due to the proposed use of the property, the Master Street Plans specifies that W. 30th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. Due to the proposed use of the property, the Master Street Plans specifies that S. Ware Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. A twenty (20) foot radial dedication of right-of-way is required at the intersection of S. Ware Street and W. 301h Street. 5. A twenty (20) foot radial dedication of right-of-way is required at the intersection of W. 30th Street and S. Bryant Street. 6. With issuance of building permit, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to W. 30th Street including 5 -foot sidewalks with planned development. The driveway apron must be constructed per City detail at time the parking lot is constructed. 7. With issuance of building permit, sidewalks with appropriate handicap ramps are required to be installed on S. Bryant Street in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). 10. Storm water detention ordinance applies to this property. With building permit application, show the proposed location for storm water detention facilities on the plan. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. 3 October 11, 2007 ITEM NO.: 4 (Cont.) FILE NO.: Z -5982-A Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Install Knox lock to gate for Fire Department access. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. Plannina Division: No Comments. SUBDIVISION COMMITTEE COMMENT (SEPTEMBER 20, 2007) The applicant was present. Staff presented the item and noted little additional information was needed. Staff requested a signage plan and noted the gate to the parking lot must be kept open during normal church hours. Public Works and Landscape Comments were discussed. Staff noted the church was requesting a two-year deferral of the required improvements to West 30th Street and a waiver of the sidewalk requirement on Bryant Street. Staff voiced support for the 30th Street deferral but.opposition to the sidewalk waiver. The applicant stated putting the sidewalk in would likely require removal of several trees. During the ensuing discussion, it was suggested that the sidewalk could "meander" around the trees and that a portion of the sidewalk could be placed in an easement rather than placing all of it in the right-of-way. The applicant was advised to study the alternative and report back to staff by September 26, 2007. The committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: New Life Christian Covenant Church is located on the R-3 zoned property at 2924 Ware Street. The church owns the entire block bounded by Ware, Bryant, West 30th and the abandoned West 29th Street. The church buildings are located on the east half of the block. The west half of the block contains numerous trees and an unimproved, gravel parking area. The property has a slope up of about 30 feet from south to north. The church is requesting approval of a conditional use permit to allow for construction of a 54 space, paved parking lot on the west half of the block. The parking lot is being designed to preserve most of the trees and large perimeter buffers are bein�q retained. Access to the parking lot will be from a single driveway onto West 30 h Street. M October 11, 2007 ITEM NO.: 4 (Cont.) FILE NO.: Z -5982-A Buffers of approximately 50 feet in width are proposed to be preserved on the north and west perimeters. A six-foot tall wood screening fence will be installed along the north perimeter. The buffer on the south perimeter is approximately 35 feet in width. An interlocking modular concrete block retaining wall will be constructed along the north edge of the parking lot. A covered entry canopy will be added to the west side of the main church building to allow for covered drop- off and pick-up. The parking lot driveway will be gated during off hours to control access onto the site. The church is no longer requesting a waiver of the sidewalk requirement along Bryant Street. The sidewalk will be installed so as to meander around the existing, mature trees. Half street improvements will be made to West 30tH Street, including sidewalk. Staff is supportive of a two-year deferral of the 30tH Street improvements and the Bryant Street sidewalk. To staffs knowledge, there are no outstanding issues. Construction of the parking lot, as proposed, will be a positive improvement to the site. The 1912 Bill of Assurance for Hamilton and Brack Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. All site lighting is to be shielded downward and into the site. 3. Signage is to be limited to that allowed in office and institutional zones. 4. The gate to the parking lot is to be kept open during normal church hours and a knox box is to be installed for Fire Department access. Staff recommends approval of a two-year deferral of the required half -street improvements to West 301n Street and of the sidewalk construction along Bryant Street. PLANNING COMMISSION ACTION: (OCTOBER 11, 2007) 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 7 ayes, 0 noes, 3 absent and 1 open position. 5