Loading...
HomeMy WebLinkAboutZ-6461 Staff AnalysisFILE NO.: Z-6461 NAME: Adoniram Lodge - Short -Form PD -O LOCATION: 9725 Main Street (Mabelvale) DEVELOPER• Adoniram Lodge #288 F. and A. M. 9725 Main Street Mabelvale, AR 72103 AREA: 0.16 acre NUMBER OF LOTS: ZONING: R-2 ALLOWED USES: ENGINEER• Troy D. Laha P. O. Box 190251 Little Rock, AR 72219 1 FT. NEW STREET: 0 Single-family residential, Masonic Lodge (nonconforming) PROPOSED USE: Masonic Lodge VARIANCES WAIVERS REQUESTED! Waiver of half street improvements to Sardis Road and Mabelvale Main Street. BACKGROUND• The Adoniram Lodge No. 288, F. & A.M. has existed on this site for well over 30 years. The property was annexed into the City of Little Rock on December 18, 1979 as part of the I-30 Corridor Annexation (Ordinance #13,772). This annexation included a total of 8,515 acres. The Lodge currently has a nonconforming 0-1 status. A. PROPOSAL/REQUEST: The applicant is proposing to rezone the property from R-2 to PD -O to allow a 680 square foot addition to the existing 3,300 square foot building which houses the Adoniram Lodge. The additional square footage would be to the Lodge's dining and kitchen area. It would allow additional seating during functions where a meal is served. Otherwise, the use of this property, as it has existed for over 30 years, will not change. FILE NO.: Z-6461 Cont. B. EXISTING CONDITIONS: The site currently contains a 3,300 square foot one-story metal building. There is a small amount of gravel parking on the site, with additional gravel parking along the west side of the building in the public right-of-way. The parking arrangement has existed for over 30 years. This general area of Mabelvale contains a variety of residential and commercial uses. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments as of this writing. The Pinedale and Mavis Circle Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Main Street and Sardis Road are listed on the Master Street Plan as minor arterials. Provide a parking and street improvement plan to provide head in parking in the right-of-way. When a site plan is agreed upon the right-of-way required will be determined. 2. One-half street improvements are required with development for boundary streets. Provide design of street improvements incorporating backing into the right-of-way for on street head in parking. 3. Remove sign from right-of-way or request a franchise agreement. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 6. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 9. The average daily traffic count of Mabelvale Main Street is not available. F FILE NO.: Z-6461 E. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: Sewer available to existing building from west side of Main Street. Not adversely affected. AP&L: No Comment. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Contact the WW if additional water service is required. If relocation of any water facilities is required, the costs will be the developer's responsibility. Fire Department: No Comment. County Plannin : No Comment. CATA: The property is on Central Arkansas Transit's bus routes #17 and #17A. F. ISSUES/TECHNICAL/DESIGN: Planning Division: Located in the Geyer Springs West District, this area was last reviewed as part of the Chicot West, I-30 South Neighborhood Action Plan. That Plan was adopted in November 1997. This site is shown on the land use plan as single family, as is most of Mabelvale. The Planning Staff believes the low intensity use of the site is compatible with its existing surrounding uses and does not warrant a change to the Land Use Plan. Staff recommends that the PD -0 be approved only for the existing use. Landscape Issues: The proposed parking area does not allow for the required minimum 6 foot wide landscape buffer parallel with Sardis Road. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, should be provided along the eastern property line adjacent to a residential use. FILE NO.: Z-6461 (Cont. G. ANALYSIS• The only outstanding issues are related to the Public Works right-of-way requirements. The applicant has stated that the appropriate right-of-way for Sardis Road and Mabelvale Main Street will be dedicated. The applicant has also stated that a franchise application will be submitted to request the continuing use of the parking and the ground - mounted sign which are in the right-of-way. However, the applicant is requesting a waiver of half street improvements to Sardis Road and Mabelvale Main Street. The applicant states that the lodge is a non-profit organization and survives only on the dues paid by the membership, and is not financially able to make the improvements. As of this writing, Public Works has not made a recommendation on the waiver request. This will be presented at the public hearing. H. STAFF RECOMMENDATIONS: Staff recommends approval of the rezoning subject to compliance with the conditions noted in paragraphs D, E and F. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 26, 1998) Harold McIntire was present, representing the application. Staff gave a brief description of the rezoning. Bruce Kemmet, of Public Works, reviewed the Public Works conditions with the Committee. He stated that the lodge could request a franchise for the parking and signage in the right-of- way. He also suggested that the lodge provide an in -lieu contribution for the street improvements and dedicate a combination of right-of-way and easements for Sardis Road. After additional discussion related to the Public Works issues, the Committee accepted the presentation and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (MARCH 19, 1998) Harold McIntire was present, representing the application. There were no objectors present. Staff gave a brief description of the proposal with a recommendation of approval with conditions. Staff explained that the applicant is requesting a waiver of street improvements to Sardis Road and Mabelvale Main Street. Staff noted that Public Works did not support the waiver. 4 FILE NO.: Z-6461 (Cont. Harold McIntire addressed the Commission in support of the application. Mr. McIntire explained that the lodge facility is only used a few nights per month. Mr. McIntire also explained the proposed building addition. Mr. McIntire stated that the lodge is not financially able to do the street improvements. David Scherer, of Public Works, addressed the Commission. Mr. Scherer explained the Public Works issues associated with the property. There was a general discussion concerning the cost of building construction and the possibility of an in -lieu contribution for street improvements. Mr. Scherer stated that Public Works would rather have a like amount of street improvements done instead of an in -lieu payment. Mr. Scherer discussed the street conditions in the area. There was additional discussion concerning an in -lieu contribution. Mr. Scherer stated that Public Works would like to see some street improvements limited to 15 percent of the building's construction cost. After additional discussion, Mr. McIntire stated that the lodge had no problem making street improvements up to 15 percent of the cost of building construction. A motion was made to approve the application as recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. The application was approved. A second motion was made to approve the waiver of street improvements. The motion failed by a vote of 0 ayes and 11 nays. 5 March 19, 1998 ITEM NO.: 5 FILE NO.: Z-6461 NAME: Adoniram Lodge - Short -Form PD -O LOCATION: 9725 Main Street (Mabelvale) DEVELOPER• Adoniram Lodge #288 F. and A. M. 9725 Main Street Mabelvale, AR 72103 AREA: 0.16 acre NUMBER OF LOTS: ZONING: R-2 ALLOWED USES: ENGINEER• Troy D. Laha P. O. Box 190251 Little Rock, AR 72219 1 FT. NEW STREET: 0 Single-family residential, Masonic Lodge (nonconforming) PROPOSED USE: Masonic Lodge VARIANCES/WAIVERS REQUESTED: Waiver of half street improvements to Sardis Road and Mabelvale Main Street. BACKGROUND• The Adoniram Lodge No. 288, F. & A.M. has existed on this site for well over 30 years. The property was annexed into the City of Little Rock on December 18, 1979 as part of the I-30 Corridor Annexation (Ordinance #13,772). This annexation included a total of 8,515 acres. The Lodge currently has a nonconforming 0-1 status. A. PROPOSAL/REQUEST: The applicant is proposing to rezone the property from R-2 to PD -0 to allow a 680 square foot addition to the existing 3,300 square foot building which houses the Adoniram Lodge. The additional square footage would be to the Lodge's dining and kitchen area. It would allow additional seating during functions where a meal is served. Otherwise, the use of this property, as it has existed for over 30 years, will not change. March 19, 1998 SUBDIVISION ITEM NO.: 5(Cont.)FILE NO.: Z-6461 B. EXISTING CONDITIONS: The site currently contains a 3,300 square foot.one=story metal building. There is a small amount of gravel parking on the site, with additional gravel parking along the west side of the building in the public right-of-way. The parking arrangement has existed for over 30 years. This general area of Mabelvale contains a variety of residential and commercial uses. C. NEIGHBORHOOD COMMENTS: Staff has received no neighborhood comments as of this writing. The Pinedale and Mavis Circle Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale Main Street and Sardis Road are listed on the Master Street Plan as minor arterials. Provide a parking and street improvement plan to provide head in parking in the right-of-way. when a site plan is agreed upon the right-of-way required will be determined. 2. One-half street improvements are required with development for boundary streets. Provide design of street improvements incorporating backing into the right-of-way for on street head in parking. 3. Remove sign from right-of-way or request a franchise agreement. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 6. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 8. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 9. The average daily traffic count of Mabelvale Main Street is not available. 0� March 19, 1998 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z-6461 E. UTTLITTES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to existing building from west side of Main Street. Not adversely affected. AP&L: No Comment. ARKLA: No comment received. Southwestern Bell: No comment received. Water: Contact the WW if additional water service is required. If relocation of any water facilities is required, the costs will be the developer's responsibility. Fire Department: No Comment. County Planning: No Comment. CATA: The property is on Central Arkansas Transit's bus routes #17 and #17A. F. ISSUES/TECHNICAL/DESIGN: Planning Division: Located in the Geyer Springs West District, this area was last reviewed as part of the Chicot West, I-30 South Neighborhood Action Plan. That Plan was adopted in November 1997. This site is shown on the land use plan as single family, as is most of Mabelvale. The Planning Staff believes the low intensity use of the site is compatible with its existing surrounding uses and does not warrant a change to the Land Use Plan. Staff recommends that the PD -0 be approved only for the existing use. Landscape Issues: The proposed parking area does not allow for the required minimum 6 foot wide landscape buffer parallel with Sardis Road. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, should be provided along the eastern property line adjacent to a residential use. 3 March 19, 1998 SUBDIVXSION ITEM NO.: 5 Cont. FILE NO.: Z-6461 G. ANALYSIS• The only outstanding issues are related to the Public Works right-of-way requirements. The applicant has stated that the appropriate right-of-way for Sardis Road and Mabelvale Main Street will be dedicated. The applicant has also stated that a franchise application will be submitted to request the continuing use of the parking and the ground - mounted sign which are in the right-of-way. However, the applicant is requesting a waiver of half street improvements to Sardis Road and Mabelvale Main Street. The applicant states that the lodge is a non-profit organization and survives only on the dues paid by the membership, and is not financially able to make the improvements. As of this writing, Public Works has not made a recommendation on the waiver request. This will be presented at the public hearing. H. STAFF RECOMMENDATIONS: Staff recommends approval of the rezoning subject to compliance with the conditions noted in paragraphs D, E and F. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 26, 1998) Harold McIntire was present, representing the application. Staff gave a brief description of the rezoning. Bruce Kemmet, of Public Works, reviewed the Public Works conditions with the Committee. He stated that the lodge could request a franchise for the parking and signage in the right-of- way. He also suggested that the lodge provide an in -lieu contribution for the street improvements and dedicate a combination of right-of-way and easements for Sardis Road. After additional discussion related to the Public Works issues, the Committee accepted the presentation and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (MARCH 19, 1998) Harold McIntire was present, representing the application. There were no objectors present. Staff gave a brief description of the proposal with a recommendation of approval with conditions. Staff explained that the applicant is requesting a waiver of 4 March 19, 1998 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: z-6461 street improvements to Sardis Road and Mabelvale Main Street. Staff noted that Public works did not support the waiver. Harold McIntire addressed the commission in support. of the application. Mr. McIntire explained that the lodge facility is only used a few nights per month. Mr. McIntire also explained the proposed building addition. Mr. McIntire stated that the lodge is not financially able to do the street improvements. David Scherer, of Public Works, addressed the Commission. Mr. Scherer explained the Public Works issues associated with the property. There was a general discussion concerning the cost of building construction and the possibility of an in -lieu contribution for street improvements. Mr. Scherer stated that Public Works would rather have a like amount of street improvements done instead of an in -lieu payment. Mr. Scherer discussed the street conditions in the area. There was additional discussion concerning an in -lieu contribution. Mr. Scherer stated that Public Works would like to see some street improvements limited to 15 percent of the building's construction cost. After additional discussion, Mr. McIntire stated that the lodge had no problem making street improvements up to 15 percent of the cost of building construction. A motion was made to approve the application as recommended by staff. The motion passed by a vote of 11 ayes and 0 nays. The application was approved. A second motion was made to approve the waiver of street improvements. The motion failed by a vote of 0 ayes and 11 nays. 5 ff