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HomeMy WebLinkAboutZ-6257 Staff AnalysisFebruary 20, 1997 ITEM NO.: 17 FILE NO.: Z-6257 NAME: LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Pankey New Life Community Center - Conditional Use Permit 13450 Cantrell Road Pankey New Life Corporation/ Barbara Douglas A conditional use permit is requested to allow the phased construction of a community center on R-2 zoned property. The applicant is also requesting abandonment of alley rights-of-way. The proposed site is located on the north side of Cantrell Road, approximately two (2) miles west of I-430. 2. Compatibility with Neighborhood: The proposed community center site is surrounded entirely by R-2 zoned property. The property immediately north and west of this site is vacant and tree -covered. There are two single-family residences immediately east of the site. The area across Cantrell Road to the south contains numerous single-family residences. With compliance to the Highway 10 Overlay District Standards, this proposed development should not have a negative impact on the surrounding properties. The site was formerly occupied by a school. 3. On -Site Drives and Parking: Four (4) driveways are proposed with this development. Phase I will include a driveway from Cantrell Road and two (2) driveways from Harris Street (one to the parking lot and one service drive). Harris Street will be constructed with Phase I. Phase III will include a service drive from Josephine Street. Josephine Street will be constructed with Phase III. February 20, 1997 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-6257 4. 5. 6. A total of 57 parking spaces development; 26 with Phase I (based on a gymnasium seating The applicant is proposing 30 I and 14 parking spaces with parking spaces. Screening and Buffers: is required with this and 31 with Phase II capacity of 158 persons). parking spaces with Phase Phase II for a total of 44 The tree spacing requirement within the front 40 foot buffer is 20 feet. Curb and gutter or another approved border will be required to protect all landscaped areas from vehicular traffic. The dumpster must be enclosed on three sides with an eight foot high wood fence or wall. A 15 foot wide landscape buffer is required along the north, east and west sides of the property. A sprinkler system to water landscaped areas is required. Public Works Comments: 1. National Pollutant Discharge System (NPDES) and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. 2. All driveways shall be concrete aprons per City Ordinance and the Traffic Engineer recommends a 36 foot drive striped to allow for a left turn stack lane. 3. This is a principal arterial on the Master Street Plan, dedication of right-of-way to 55 feet from centerline will be required. 4. Stormwater detention ordinance applies to this property. 5. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards with any planned construction. 6. Cantrell Road has a 1995 average daily traffic count of 14,000. Utility -and Fire Department Comments: L.R. Wastewater - Sewer available at the intersection of Highway 10 and Harris Street. Also running North in Harris Street. February 20, 1997 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-6257 Southwestern Hell - A 5 foot easement is requested along the east, west and south property lines. L.R. Water Works - On site fire protection will be needed. This will involve installing a crossing from the south side of Cantrell Road. There is an existing 2" water main in Harris Street. Water Works asks that the right-of-way of Harris Street be retained as a utility easement. 6A. CATA: No comments received. 7. Staff Analysis: The applicant, the Pankey New Life Corporation, is requesting a conditional use permit to allow for the phased construction of a community center on this R-2 zoned property. The proposed site at 13450 Cantrell Road is the former Pankey Elementary School site. Currently, the site is vacant and partially wooded. There is existing street right-of-way along the east, west and north sides of the property. Construction of the community center is planned in three (3) phases. Phase I will consist of the 11,012 square foot community center building, a 686 square foot pavilion, 30 parking spaces and construction of Harris Street. The community center building will house administrative offices and classrooms/meeting rooms. The hours of operation for the community center will be from 6:30 a.m. to 7:00 p.m. daily and there will also be occasional evening activities. Phase II construction will include a 10,539 square foot gymnasium and 14 additional parking spaces. The gymnasium will have a seating capacity of 158 persons. Phase III construction will consist of a 2,172 square foot addition to the gymnasium building, construction of Josephine Street and a service drive from Josephine Street. The addition to the gymnasium will be for lockers, showers and a kitchen. The site plan complies with the Highway 10 Overlay District Ordinance regarding building setbacks, landscaping and buffers. One ground -mounted monument - type sign is proposed which will also conform to the Highway 10 Overlay District Ordinance (minimum setback - 5 feet, maximum height - 6 feet, maximum area - 72 square feet). The building heights will not exceed 35 feet. 3 February 20, 1997 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-6257 As noted on the survey, there are two (2) 20 foot platted alley rights-of-way which run through this property. A 20 foot platted alley runs east -west the entire width of the property and the other 20 foot platted alley runs north -south within the north one-half of the property. The applicant is requesting abandonment of these alley rights-of-way as part of this conditional use permit application. A total of 57 parking spaces is required by ordinance for this development. The community center building requires 26 parking spaces (1 space per 400 square feet X 95%) and the gymnasium requires 31 parking spaces (1 space for each 5 seats) for the seating capacity of 158 persons. The applicant is proposing a total of 44 parking spaces; 30 with Phase I and 14 with Phase II. Therefore, the applicant is requesting a variance to allow a reduced number of parking spaces. Given the fact that many of the residents will walk to the site and many of the children who will utilize the center will be dropped -off, staff can support the request for a variance for reduced number of parking spaces. The parking lot will be lighted. The lighting will be low-level and directed to the parking area and not reflected into the adjacent neighborhood. This is also in compliance with the Highway 10 Overlay District Ordinance. The applicant is requesting deferral of half street improvements to Josephine Street until Phase III construction and deferral of half street improvements to Arnold Street until the property along the north side of Arnold Street is developed. Public Works has indicated support of these deferral requests, as stated, or for a maximum of five (5) years, whichever occurs first. The applicant, Pankey New Life Corporation, being a non- profit corporation is requesting a waiver of the $175.00 filing fee for this application. Given the fact that the Pankey New Life Corporation is non-profit, staff can support this request. 8. Staff Recommendation: Staff recommends approval of the conditional use permit, subject to the following conditions: 1. Compliance with the Highway 10 Overlay District Ordinance 4 February 20, 1997 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-6257 2. Compliance with the Screening and Buffers Comments 3. Compliance with the Public Works Comments 4. Compliance with the Utility Comments 5. Staff recommends approval of the abandonment of the alley rights-of-way. 6. Staff recommends approval of the variance request for reduced number of parking spaces. 7. Staff recommends approval of the request for deferral of half street improvements to Josephine Street until Phase III construction and deferral of half street improvements to Arnold Street until development along the north side of Arnold Street, or for a maximum of five (5) years, whichever occurs first. 8. Staff recommends approval of the request to waive the $175.00 filing fee. 9. Staff suggests that the applicant replat this property into a single lot. Contact Larry Jones at 371-6814 for details. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Ed Levy and Barbara Douglas were present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public works, reviewed his comments with the Committee. There was a brief discussion regarding the abutting streets. Barbara Douglas stated that the hours of operation would be from 6:30 a.m. to 7:00 p.m. daily with occasional evening activities. There was a brief discussion regarding the number of parking spaces proposed. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. 5 February 20, 1997 SUBDIVISION ITEM NO.: 17 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z-6257 (FEBRUARY 20, 1997) Barbara Douglas, Ed Levy and Michael Drake were present representing the application. Staff presented the item and a recommendation of approval as noted in the "Staff Recommendation." There were persons present in opposition to the application. Barbara Douglas, of the Pankey New Life Corporation, spoke in support of the application. She gave a brief history of the property. She described some of the programs for children already in place. Ed Levy, of Cromwell Architects -Engineers, spoke in favor of the application. He discussed the various phases of the development. He stated that the exterior of the structure will be compatible with the existing neighborhood. Michael Drake, of C.A.N.D.O., also spoke in support of the application. He introduced the following persons who each made a brief statement in support of the application: Rev. Sandy Becker of Mark's Chapel The Rev. Susan Davidson of St. Michael's Episcopal Church Lou Ann Gieringer of Christ the King Church C. E. McAdoo of Hunter United Methodist Church Dr. Hyatt Lee of Second Presbyterian Church Brian Curry of Grace Church City Director Brad Cazort City Director Joan Adcock Joyce Raynor of the Greater Little Rock Chamber of Commerce Leroy Wilkins of 5007 Harris Road O'Dell Harris, of 13600 Cantrell Road, spoke in opposition to the name of the center. Jim Lawson, Planning Director, stated that the name of the community center is not relevant to the conditional use permit application. Selma Douglas, of 13640 Cantrell Road, spoke in opposition to the conditional use permit. Mrs. Douglas stated that she had thirty-seven names on a petition against the conditional use permit. Mrs. Douglas stated that she did not want Harris Street abandoned. Rose Thompson, whose mother owns property in the area, asked how the community center would effect the area. 6 February 20, 1997 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-6257 The Commission explained that the conditional use permit would be for this property and this proposed use only. That this is not a rezoning of the property. Commissioner Daniel asked about the rights-of-way in the area. Monte Moore, of the Planning Staff, explained that there are two houses on the east side of Harris Street. He explained that Harris Street, Josephine Street and Arnold Street would all be constructed. The only abandonment would be the two alley rights-of-way within the single ownership of property. A motion was made to approve the conditional use permit as recommended by staff. The motion was approved by a vote of 11 ayes and 0 nays. rl