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HomeMy WebLinkAboutZ-6257-A Staff AnalysisSeptember 18, 1997 ITEM NO.: 15 FILE NO.: Z -5257-A NAME: LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Pankey Community Center - Conditional Use Permit 13,700 Cantrell Road Pankey Community Improvement Association by James Williams A conditional use permit is requested to allow for the construction of a community/educational center on R-2 zoned property. 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. The Pankey Neighborhood Association was notified of the public hearing. 3. On -Site Drives and Parking: Access to the site will be gained by utilizing a single driveway from Harris Street. The west one-half of Harris Street, running approximately 150 feet north from Cantrell Road, will be constructed as required by Public Works. September 18, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -6257-A The City's Zoning Ordinance does not have a specific parking requirement for a "Community Center" use. As a point of reference, the Central Little Rock Urban Renewal Project requires one (1) parking space per 400 square feet of floor area for "community centers, public." This would be equivalent to 15 parking spaces for the proposed 6,000 square foot building. Therefore, the 43 parking spaces proposed by the applicant should be more than adequate to serve the proposed community center use. 4. screening and Suffers: Areas set aside for landscaping and buffers comply with the Highway 10 Overlay District and Landscape Ordinance requirements. The Highway 10 Overlay District requires a sprinkler system to water plants. Curb and gutter or another approved border is required to protect landscaped areas from vehicular traffic. 5. Public Works Comments: 1. Cantrell Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 55 feet from centerline will be required. 2. Construct a portion of Harris Street and use as primary access. A 5 year deferral will be supported for the construction of the other boundary streets. 3. Provide design of boundary streets conforming to "MSP" (Master Street Plan). 4. Stormwater detention ordinance applies to this property. 5. Grading permit will be required on this new development, if it disturbs more than one acre. 6. Contact the AHTD for work within the State Highway right-of-way. 7. Cantrell Road has a 1995 average daily traffic count of 14,000. 8. Dedication of an additional 5 feet of right-of-way will be required for Harris Street, Arnold Street, and Josephine Street. 6. utility and Fire Department Comments: L. R. Fire Department - Show fire hydrants. L. R. Water Works - Little Rock Fire Department needs to evaluate the site to determine whether additional public and/or private fire hydrants will be needed. Water main in Harris Street is inadequate for this 2 September 18, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: z -6257-A project but needed to serve others. A line needed across Cantrell to serve this site. 7. Staff Analysis: The applicant, Pankey Community Improvement Association, is requesting a conditional use permit to allow for the construction of a community center building and associated parking area on the vacant property at 13,700 Cantrell Road. The property is zoned R-2. The proposed site at 13,700 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. _ The proposed development will include a 6,000 square foot one-story building and 43 off-street paved parking spaces. Staff feels that the number of parking spaces proposed will be adequate to serve the proposed community center use. The applicant has stated that the center will be open daily to the public, with occasional night activities. Activities the center will offer will include classes for various age groups (art -related classes, educational films, etc.) and other various neighborhood activities (neighborhood meetings, etc.). 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 height will not exceed 35 feet. The applicant has stated that the parking lot will not be lighted. If, at a later date, parking lot lighting is installed, it must be low-level and directed to the parking area and not reflected into the adjacent neighborhood. This is a requirement of the Highway 10 Overlay District Ordinance. As noted on the survey, there are two (2) 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 10 foot platted alley runs north -south within the north one-half of the property. 3 September 18, 1997 SUBDIVISION TEM NO.: 15 (Cont.) FILE NO.: Z -6257-A The applicant is requesting abandonment of these alley rights-of-way as part of this conditional use permit application. The applicant is also requesting deferral of half - street improvements to Josephine Street, Arnold Street and the north portion of Harris Street. Public Works has indicated support of these deferral requests for a maximum of five (5) years. With compliance with the Highway 10 Overlay District Ordinance, the proposed community center development should have no adverse effect on the neighborhood. 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 2. Compliance with the Screening and Buffers Comments 3. Compliance with the Public Works Comments 4. Compliance with the Utility and Fire Department Comments 5. Staff recommends approval of the abandonment of the alley rights-of-way. 6. Staff recommends approval of the deferral of half street improvements to Josephine Street, Arnold Street and a portion of Harris Street for a maximum of five (5) years. SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 1997) James Williams and Rose Thompson were present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, reviewed his comments with the Committee. He stated that right-of-way dedication of 55 feet from centerline of Cantrell Road would be required. He also suggested that a portion of Harris Street be constructed and used as an access to the site. Mr. Williams indicated that there would be a future phase to the community center and that they would come back before the Planning Commission at a later date for review of phase II. 4 September 18, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: �-5257-A Bob Brown, Site Plan Review Specialist, reviewed the Highway 10 Overlay District requirements for landscaping and buffers. Staff noted that several parking spaces shown on the site plan were too small and that the site plan needed to be revised. Mr. Williams stated that the site plan would be revised as noted. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (SEPTEMBER 18, 1997) James Williams, Wali Caradine and Rose Thompson were present, representing the application. Staff presented the item with a recommendation of approval with conditions. Staff noted that Barbara Douglas had filed a letter with staff asking that the item be deferred in order for the two groups in Pankey to meet and discuss the proposed community center. Jim Lawson, Planning Director, addressed the Commission. He stated that the current applicants, Pankey Community Improvement Association, Inc., are the owners of the property and authorized to file for the conditional use permit. Chairman Lichty asked if this application is approved does the first application have to be voided. Steve Giles, City Attorney, stated that the first application may not have to be voided if the applicant was not authorized to file for the application. Regina Haralson, attorney for Barbara Douglas, addressed the Commission. She stated that the citizens acting as officers of the Pankey Community Improvement Association were not elected in accordance with the articles of incorporation. She also stated that Barbara Douglas was authorized to file for the original conditional use permit. She asked for a deferral of the item on behalf of Barbara Douglas in order for the two groups to work together on the project. She stated that if the conditional use permit is approved her office will file a lawsuit in Chancery Court. There was a lengthy discussion regarding the legality of the ownership issue. W September 18, 1997 SUBDIVISION ITEM NO.: 15(Cont.)FILE NO.: Z -6257-A Wali Caradine spoke in favor of the conditional use permit. Mr. Caradine asked the Commission not to defer the conditional use permit, but to approve the application so the community can move forward and start construction before the January 1, 1998 deadline as stated in the deed. There was a general discussion regarding the options that the Commission has to deal with the issue. There was also additional discussion regarding the legal issues involved with this item. Sandy Becker, of Mark's Chapel United Methodist Church, addressed the Commission in support of the application. He stated that he supported the first conditional use permit but is now supporting this current application. Michael Drake, of CANDO, addressed the Commission, also supporting the application. He stated that his organization supported the first conditional use permit. He stated that he is withdrawing that support and is supporting the current application. There was additional discussion regarding the legal issues associated with this application and the time limit for construction as set forth in the deed. Selma Douglas addressed the Commission in support of the application. She stated that the neighborhood needs the community center. Barbara Roberta Douglas addressed the Commission. She stated that she would like the community to work together on this project. There was a brief discussion regarding the procedures in dealing with deferrals. Commissioner Hawn asked Mr. Drake about the position of the churches he represents. Mr. Drake stated that the churches support the legal owner of the property, Pankey Community Improvement Association. There was a brief discussion concerning the site plan review. Mr. Lawson stated that the site plan had been reviewed and complies with the ordinance. He stated that the building shown on the current site plan is approximately one-quarter the size of the first site plan (approved on February 20, 1997). Michael Drake gave additional information involving CANDO. G September 18, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z -6257-A A motion was made to approve the application subject to compliance with the conditions noted in the "Staff Recommendation". The motion passed with a vote of 9 ayes, 1 nay and 1 absent. 7 ILE 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. Comuatibility 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. an -Site Drives and Park: 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. A total of 57 parking spaces is required with this development; 26 with Phase I and 31 with Phase II FILE NO.: Z-6257 Cont. (based on a gymnasium seating capacity of 158 persons). The applicant is proposing 30 parking spaces with Phase I and 14 parking spaces with Phase II for a total of 44 parking spaces. 4. Screening and Buffers: 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. 5. 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. 6. 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. Southwestern Bell - 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 2 FILE NO.: Z-6257 Cont. 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. 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 3 FILE NO.: Z-6257 Cont. 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 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. 4 FILE NO.: Z-6257 (Cont. 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. PLANNING COMMISSION ACTION: (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. 5 FILE NO.: Z-6257 Cont. 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 Ring 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. 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.