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HomeMy WebLinkAboutZ-7141 Staff AnalysisFebruary 28, 2002 ITEM NO.: 5 FILE NO.: Z-7141 NAME: Roselawn Memorial Park Conditional Use Permit T.ncATION: East of West 26u' and Booker Streets OWNER/APPLICANT: Roselawn Memorial Park Association PROPOSAL: A conditional use permit is requested to allow Roselawn Cemetery to be expanded onto these R-3 Single Family; R-4 Two -Family; and R-5 Multi -Family zoned lots. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The properties are located along West 26u' Street, east of Booker and at the northeast corner of West 27th and Booker Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Love and Goodwill Neighborhood Associations were notified of this application. The properties are located adjacent to the western perimeter of Roselawn Cemetery. Roselawn plans ultimately to expand west to Booker Street. The properties between Booker Street and Roselawn consist of cemetery property, vacant lots, vacant residential structures and a few occupied single family residences. Booker Street appears to have developed as the logical western boundary for the cemetery. This proposed expansion fits that developing expansion plan. 3. ON SITE DRIVES AND PARKING: No additional driveways or parking are proposed through this action. Access to this expanded cemetery property will be from the existing driveways in Roselawn Cemetery. February 28, 2002 ITEM NO.: 5 (Cont.) 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: FILE NO.: Z-7141 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Storm water detention ordinance applies to this property. 4. Petition to abandon all unused right-of-way (east -west alley and West 26th Street), or bring abutting streets up to standard. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Existing sewer main located on site. Little Rock Wastewater Utility must have adequate room either side of existing main to maintain sewer main in the future. Contact Little Rock Wastewater Utility for details. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: There is an existing 30" water main in Woodrow that must be protected. Contact Central Arkansas Water if additional meters are needed. County Planning: No Comments received. CATA: Site is near bus routes #14 and 16 and has no effect bus radius, turnout and route. 2 February 28, 2002 ITEM NO.: 5 (Cont.) SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-7141 (FEBRUARY 7, 2002) Willie McKissick was present representing Roselawn. Staff presented the item and noted additional information was needed regarding signage, site lighting and fencing. Ms. McKissack responded that there would be no new signage on these properties, no site lighting and the lots would be enclosed by a 5 foot chain-link fence. It was noted that the majority of the property was already enclosed by the 5 foot chain-link fence. Staff noted the applicant's desire to abandon a portion of West 26t' Street and the east -west alley. Ms. McKissack stated it was Roselawn's desire to eventually acquire all of the properties east of Booker Street, at which time, all of the streets and alleys between Booker and the Cemetery would be closed. Wastewater Utility's Comments were noted. Ms. McKissack stated Roselawn would work closely with Wastewater, as they had in the past, to address the utility's concerns. Public Works Comments were presented and discussed. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. STAFF ANALYSIS: Roselawn Memorial Park requests approval of a conditional use permit to allow for expansion of the cemetery onto 7 lots located west of Roselawn, east of Booker Street. Four of the lots are zoned R-3, two are zoned R-4 and one is zoned R-5. The five lots located along the south side of West 26th Street and the one lot located at the northeast corner of Booker and West 27th Streets are vacant and enclosed by a 5 foot, chain-link fence. One lot is located on the north side of West 26th Street. A duplex residence is located on the front portion of this lot. A previously approved parking lot has been constructed on the rear of this lot. The duplex is to be removed. Through this conditional use permit, Roselawn does not propose to construct any structures, driveways or parking spaces. The lots will be used solely for development of 1,084 grave sites with each site being 4 feet by 12 feet in size. The new area will be accessed through the existing Roselawn Memorial Park property. 3 February 28, 2002 ITEM NO.: 5 (Cont.) FILE NO.: Z-7141 Roselawn also proposes the abandonment of the eastern 75 feet of West 26th Street and the western 75 feet of the alley located in the block south of 26th Street. The Memorial Park owns the properties on both sides of these portions of the alley and West 26th Street. The alley right-of-way has never been developed and is not used to access any properties. This block of West 26th Street is very substandard, not much above the level of an alley. The street dead -ends into Roselawn Park. Staff is supportive of the requested Conditional Use Permit. As properties between Booker and Roselawn Park become available, they are being acquired by the Park for expansion. Booker Street has been established as the logical western perimeter for the cemetery. North of this site, the cemetery has already been extended to Booker Street. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the comments and conditions outlined in Sections 5 and 6 of this report. Staff recommends approval of the request to abandon the eastern 75 feet of the West 26th Street right-of-way and the western 75 feet of the alley right-of-way in the block located south of West 26th Street. The applicant must file the appropriate documentation with the Public Works Department staff and City Clerk before the abandonment can be sent to the Board of Directors. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2002) W. P. Gulley and Willie McKissack were present, representing the application. There was one (1) person present in opposition. Staff presented the item with a recommendation of approval. Staff had presented the Commission with a petition and letters opposing the application. W. P. Gulley, of Roselawn Memorial Park, spoke in favor of the application. He gave a brief history of the cemetery and discussed the long range expansion plans for the property. He 4 February 28, 2002 ITEM NO.: 5 (Cont.) FILE NO.: Z-7141 discussed the landscaping of the property and noted that the cemetery is well maintained. He also discussed the recent remodeling of the cemetery's guard house. Mr. Gulley presented the Commission with photos of two (2) single family residences in the immediate area, and noted that they were typical of the properties the cemetery purchases for expansion. Georgia O'Neal addressed the Commission in opposition to the application. She noted that the expansion of the cemetery would cause property values in the area to decline. She also expressed concern with drainage in this general area. Ms. O'Neal concluded by stating that she did not wish to have the cemetery expansion in the neighborhood. Commissioner Floyd asked Mr. Gully about the photos he presented. Mr. Gulley explained that one (1) of the houses had been offered to Roselawn and that both were located between Booker Street and the cemetery. Commissioner Berry commented on the R-5 zoned lot and noted that the cemetery expansion would be a better alternative than multifamily. Vice -Chair Faust commented on the water which accumulated on Wright Avenue. There was a motion to approve the conditional use permit as recommended by staff. Commissioner Floyd stated that the R-5 zoned lot could be rezoned for a different use. He expressed objection to this lot being used for the cemetery expansion, referring to the single family residences east of the R-5 lot, along the north side of West 27th Street. Vice -Chair Faust called for a vote on the previous motion. The motion passed by a vote of 6 ayes, 1 nay and 4 absent. The application was approved. 5 SUBDIVISION COMMITTEE COMMENTS FEBRUARY 7, 2002 ITEM 5 ROSELAWN MEMORIAL PARK — C.U.P. Z-7141 Planning Staff Comments: 1. Submit details on any proposed signage. 2. Submit details on any proposed site lighting; must be low-level and directional, aimed away from residential properties. 3. Submit details on proposed fencing; height, location and materials. Variance/Waivers: None requested. Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Storm water detention ordinance applies to this property. 4. Petition to abandon all unused right-of-ways (east -west alley and W. 26th Street), or bring abutting streets up to standard. Utilities and Fire Dwartment/County Planning: Wastewater: Existing sewer main located on site. Little Rock Wastewater Utility must have adequate room either side of existing main to maintain sewer main in the future. Contact Little Rock Wastewater Utility for details. Entergy: Reliant: Southwestern Bell: Water: There is an existing 30" water main in Woodrow that must be protected. Contact Central Arkansas Water if additional meters are needed. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: Site is near bus routes #14 and 16 and has no effect bus radius, turnout and route. Planning Division: No issues. Landscape: A six (6) foot high opaque screen, either a wall, a wooden fence with its face side directed outward, or dense evergreen plantings, is required west of the proposed parking area. Additionally, a nine (9) foot wide land use buffer and landscape strip is required west of the proposed parking area. Revised Site Plan: A revised site plan and cover letter must be submitted to staff no later than Wednesday, February, 13, 2002 or the item may be deferred.