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HomeMy WebLinkAboutZ-6823 Staff AnalysisMarch 30, 2000 ITEM NO.: 14 FILE NO.: Z-6823 NAME: Muslim Community Center - Conditional Use Permit LOCATION: Northeast corner of the intersection of Lucie and Anna Streets OWNER/APPLICANT: The North American Islamic Trust PROPOSAL: To obtain a conditional use permit for a community center at the northeast corner of the intersection of Anna and Lucie Streets as an annex to the existing Islamic Center. The property is zoned R-3, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the northeast corner of Anna Street and Lucie Street, one block east of Fairpark Boulevard and two blocks north of Asher Avenue. The address would be 3221 Anna Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned R-3, Single Family Residential. The property to the north and west is also zoned R-3. Single family houses are located to the north and northwest. The existing Islamic Center is located across Anna Street to the west. The property immediately to the east is zoned I-2, Light Industrial, and contains a contractor open storage yard. One block further to the east there is another small church. The property to the south is zoned PRD, Planned Residential District, and contains a large apartment complex. The Islamic Center has existed in this area since mid 1992 and as far as Staff is aware, it has been compatible with the neighborhood. This proposed structure would serve as an annex to the main worship - center across Anna Street. March 30, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6823 Staff believes this use will continue to be compatible with the neighborhood. The Curran -Conway and South of Asher Neighborhood Associations were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: The proposed site plan includes one access driveway from Anna Street into an adjacent parking area large enough for 12 vehicles. However, since there is no change to the seating capacity in the main worship center, no additional parking requirement is generated. This new parking area, while small, would provide additional paved parking for the main worship center, as well as the new facility. The total available parking would be increased to almost match (36 vs. 37 spaces) the required parking for the seating capacity of the main worship center. 4. SCREENING AND BUFFERS: A six foot high opaque screen is required to help screen this site from the residential property to the north. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings. 5. PUBLIC WORKS COMMENTS: a. Anna and Lucie are classified on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. b. A 20 feet radial dedication of right-of-way is required at the corner of Anna and Lucie. c. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. d. Plans of all work in right-of-way shall be submitted for approval prior to start of work. e. Stormwater detention ordinance applies to this property. ,f. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 2 March 30, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6823 g. Redesign parking lot to conform to City Standards. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: No objection. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: No comments received. Entergy: A 15 foot easement has been requested along the east, property line. Work with Entergy regarding their request. Fire Department: Approved as submitted. CATA: Route #14, Rosedale, is only one block to the east. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for a two-story, 6400 square foot community center on R-3 zoned property to serve as an annex to the existing Islamic Center across Anna Street. The center would provide classroom space for Sunday school and offices on the second floor, and a large activity hall plus two children's areas on the first floor. It would be used primarily during Friday services and Sunday morning Sunday School. Otherwise, the use would be as required for wedding receptions or other special events. The proposed plan meets front and side setbacks. The rear setback would be only 5 feet compared to a requirement of 25 feet. However, Staff believes that would be reasonable considering there is a 10 foot alley right-of-way between this site and the open storage contractor's yard to the east. The alley is not physically open. All other siting requirements are met. The applicant has requested a deferral to the requirement for screening from the residential 3 March 30, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6823 property to the north. The Center is in final negotiation to purchase that property. If acquired, they would expand parking onto that property and have to relocate a fence along the current property line. If the deal falls through, they agree to construct the fence as requested. Staff feels that would be reasonable. They also requested a waiver to the requirement to widen Anna and Lucie Streets. This is based on the nature of the area, and that Anna is a one block street, and to match with the existing street which already has much of the curb and gutter and sidewalks in place. Staff believes that request is also reasonable, as long as the required right-of-way is dedicated. Staff believes the Islamic Center along with the proposed Community Center would continue to be compatible with the neighborhood. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a_ Comply with the City's Landscape and Buffer Ordinances except as deferred. b. Comply with Public Works Comments. c. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. Staff also recommends approval of the reduced rear yard setback of 5 feet, the deferral of the screening to the north, and the variance to the width of the street improvements. SUBDIVISION COMMITTEE COMMENTS: (MARCH 9, 2000) Faizool Haniff, Ali Shaikh, and Mohammed Scahare were present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments and a discussion took place regarding street improvements. It was decided that 4 March 30, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6823 the applicant should work with Staff on the parking lot portion of the plan so the design will be in compliance with City standards. Screening was also reviewed briefly and the applicant talked about their plans to acquire additional properties to the north. Staff explained the option for deferrals or variances. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 30, 2000) Faizool Haniff, Ali Shaikh, and Mohammed Scahare were present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above,including the reduced rear yard setback, the deferral of screening, and the variance to the width of the street improvements. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations, the reduced rear yard setback, the deferral of screening, and the variance to the width of the street improvements. The vote was 9 ayes, 0 nays and 2 absent. �i