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HomeMy WebLinkAboutZ-6784-B Staff AnalysisJanuary 3, 2019 ITEM NO.: 5 _ FILE NO.: NAME- Immanuel Baptist Church South Campus — Conditional Use Permit LOCATION: 315 N. Shackleford Road OWNER/APPLICANT: Immanuel Baptist Church/John McMorran, Lewis Architects Engineers PROPOSAL: A conditional use permit is requested to allow use of an existing commercial building (previously Kroger's) for church related uses on this C-3 zoned property. SITE LOCATION: The site is located on the east side of N. Shackleford Road, at Mara Lynn Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning. The Immanuel Baptist Church main campus is located on the R-2 zoned property immediately to the north, with single family residences further north. Mixed commercial and residential uses are located to the west across N. Shackleford Road. Mixed commercial uses, zoned C-3, are located to the south. Mixed office and commercial uses, 0-1, 0-3, PD -C and PCD are located across 1-430 to the east. The applicant proposes to use the existing commercial building for church related uses, including an auditorium, dental clinic, food pantry and other outreach programs. The proposed use is compatible with other uses in the area. Notice of the public hearing was send to the Walnut Valley and Beverly Hills Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The main entry drive at the northwest corner of the site is a drive shared with the main church campus to the north. There is cross access between the two (2) properties. There is an additional entry drive at the southwest corner of the property. The 800 seat auditorium portion of the project requires a minimum of 200 off-street parking spaces. The site plan shows 182 parking spaces. Therefore, the applicant is requesting a variance for a reduced number of off-street parking spaces. January 3, 2019 ITEM NO.: 5 Cont. FILE NO.: Z-6784-8 4. SCREENING AND BUFFERS: Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 4. An irrigation system shall be required for developments of one (1) acre or larger. 5. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 6. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS: The proposed island within the intersection restricts SB vehicle movements from the main campus to the south campus. This will cause vehicles to make unsafe movements within the driveway intersection. 2. The proposed geometry of the right turn lane onto Shackleford Road creates merging issues for drivers. Contact Traffic Engineering, Nat Banihatti at 379-1818 for more information. 3. Show existing signal pole, fire hydrant, monument sign, and light pole locations effected by proposed right turn lane. 4. Signal modifications maybe required by the applicant at time of building permit. 11 January 3, 2019 ITEM NO.: FILE NO.: Z -6784-B 5. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. The sidewalk access ramps at Shackleford Road intersection do not conform with ADA recommendations. 6. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements such as signage, island, and bus ramp located in the right-of-way. 7. Show the existing pedestrian path location on the site plan with ADA compliant access. 8. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 for the bus ramp. Retaining walls designed to exceed 15 ft. in height are required to seek a variance for construction. Provide proposed wall elevations. 9. The proposed curb cut on south property line is believed to close to the existing curb cut to the west accessing Slim Chickens. 10. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 6. UTILITIES/FIRE _DEPARTMENT/BUILDING CODES: Little Rock Reclamation Water: Sewer Available to this site. FOG (Grease Interceptor) Analysis required if food service on site. Retain existing 10' wide sewer easement. Entergy: Entergy has a few concerns about this proposal which will need to be addressed as it proceeds. The new ramp for the bus route appears to be in an area where underground wire is buried serving a padmount transformer to the east. This transformer provides electrical service to the south campus building. Entergy needs to be consulted prior to digging over any of its electrical lines to ensure that the wires remain at NESC required depths. Also, gates are being proposed for the south campus building which could block access to the padmount transformer at the northeast corner of this building. Entergy needs to maintain 24 hour vehicular access to its facilities for maintenance purposes. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received AT&T: No comments received. 3 January 3, 2019 ITEM NO.: 5 Cont. FILE NO.: Z -6784-B Central Arkansas Water: No comments received. Fire Department: Full plan review Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. 0 January 3, 2019 ITEM NO.: 5 Cont. FILE NO.: Z -6784-B D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas 5 January 3, 2019 ITEM NO.: 5(Cont.)FILE NO.: Z -5784-B Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No Comments. Planning Division: No Comments. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 5, 2018) John McMorran and Russ Harrington were present, representing the application. Staff presented the application, noting that an updated property survey and signage details were needed. Staff noted that the dumpster location with screening needed to be shown on the site plan. Staff also noted that details on uses, especially for the auditorium, and hours of operation were needed. The gated area along the north and east (rear) sides of the building was discussed. Staff noted that the Fire Department would need to have access to this area. The Public Works and landscape requirements were also briefly discussed. Staff also noted that the applicant needed to contact Entergy with request to underground lines in areas of some of the proposed improvements. After the discussion, the committed forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow use of an existing commercial building (old Kroger store) for church related uses on the C-3 zoned property at 315 N. Shackleford Road. The property is located on the east side of N. Shackleford Road, at Mara Lynn Road. The applicant proposes to expand the Immanuel Baptist Church site onto this property (south campus). The existing building will be a multi -use facility for the church, and include an 800 seat auditorium which will be used for classrooms and conferences. This space will also be used on Sundays by the church. Other uses within the building will include a food pantry one (1) day per week and a dental clinic which will be a monthly ministry. As part of the project, a new entry area will be constructed along the front (west) fagade of the existing commercial building. Gates will be constructed at the southeast and northwest corners of the building, limiting access to the rear of the N. January 3, 2019 ITEM NO.: 5 (Cont.) FILE NO.: Z -6784-B property. The gates will be electric and will allow for emergency access. A dumpster area will be located at the northeast corner of the building, within rear gated area. The dumpster area will be screened/enclosed as per ordinance requirements. A new bus access drive (ramp) will be constructed along the north property line, extending from the main church campus. Additionally, two (2) ground -mounted signs will be located along the front (west) property line. The signs will conform to ordinance standards with respect to height and area. Section 36-502 (b) (2) d. of the City's Zoning Ordinance requires a minimum of 200 parking spaces for this site, associated with the 800 seat auditorium component of the project. There are 182 parking spaces on the site. Therefore, the applicant is requesting a variance from this ordinance standard. There is more than ample parking on the main church campus to compensate for the reduction. The applicant is also requesting variances from Section 29-190 (d) of the City's Stormwater Management and Drainage Ordinance with respect to the retaining wall which will be constructed as part of the bus drive (ramp) along the north property line. This section allows a retaining wall with a maximum height of 15 feet. The wall will have a maximum height of 26 feet. This section also allows for a retaining wall to have no more than 200 feet of terrace in a straight line with no curvature or offset. The wall will be approximately 280 feet long in a straight line. The Public Works Department recommends approval of the requested retaining wall variances, as the majority of the wall will be shielded from public view by the existing commercial building. The applicant responded to issues raised at Subdivision Committee by providing additional information on the proposed project to staff. The applicant provided an updated site survey. The applicant also submitted a revised site plan showing the proposed ground sign and dumpster locations. The applicant also noted that the rear gated area will be able to be accessed by emergency vehicles. Additional information on the bus access drive (ramp) including retaining wall information was submitted. The applicant also submitted revisions to the cross access area at the northwest corner of the property, which were approved by Traffic Engineering. To staff's knowledge, there are no outstanding issues associated with this application. Staff believes the proposed expansion of the Immanuel Baptist Church campus onto this C-3 zoned property is an appropriate use for the site. Staff feels that the applicant has proposed a quality redevelopment plan for this commercial property which has been vacant for some time. Staff believes the proposed church expansion onto this property will have no adverse impact on the adjacent properties or surrounding uses. rl January 3, 2019 TEM NO.: 5 (Cont. STAFF RECOMMENDATION: FILE NO.: Z -6784-B Staff recommends approval of the requested CUP and parking variance, 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. The rear gated area must be accessible to emergency vehicles. 3. All signage must comply with ordinance standards with respect to height and area. 4. The dumpster area must be screened as per city code. Staff also recommends approval of the requested variances from Section 29-190 with respect to the proposed retaining wall along the north property line. PLANNING COMMISSION ACTION: (JANUARY 3, 2019) The applicants were 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 by a vote of 10 ayes, 0 noes and 1 absent.