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HomeMy WebLinkAboutZ-7144 Staff AnalysisFebruary 28, 2002 ITEM NO.: 6 FILE NO.: Z-7144 NAME: Little Rock Boys and Girls Club Conditional Use Permit LOCATION: 3301 State Street OWNER/APPLICANT: Little Rock Boys and Girls Club/ L.R. Mourning Co. and Associated General Contractors PROPOSAL: A conditional use permit is requested to allow for expansion of this existing Boys and Girls Club. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located at the southeast corner of West 33rd and State Streets, three blocks west of Arch Street. 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 Meadowbrook, M.L.K. and South End Neighborhood Associations were notified of this application. The Boys and Girls Club has been at this location for 32 years. Permitting the addition onto the rear of the building will not affect the Club's continued compatibility with the neighborhood. A nonconforming restaurant and two churches are located across 33rd Street to the north. Undeveloped, R-4 zoned future park property is located to the south as is an I-3 zoned salvage yard. Single family homes are located across the alley, to the east. 3. ON SITE DRIVES AND PARKING: The site is currently served by 18 parking spaces located west of the building. The spaces are located partially on the site and partially in the right-of-way of State Street, which dead -ends at a point south of February 28, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z-7144 the building. This portion of State Street is developed as an unusual cul-de-sac with an elongated island. The arrangement has worked well for the Club and continues to provide access to the future parks site to the south. Staff supports allowing the parking arrangement to continue. The number of parking spaces has proven to be adequate as most of the Club's clients come from the neighborhoods immediately surrounding the site. 4. SCREENING AND BUFFERS: A twelve (12) percent building expansion will require a twelve (12) percent on-site landscaping upgrade toward compliance with the Landscape Ordinance. Provide screening along the east perimeter of the site between the outdoor basketball court and the residential properties to the east. 5. PUBLIC WORKS COMMENTS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way (West 33rd Street frontage) prior to occupancy. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3.Stormwater detention ordinance applies to this property. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: No objection. Fire Department: Approved as submitted. County Planning: No Comments received. E 'February 28, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z-7144 CATA: Site is on bus routes #2 and 15 but has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 7, 2002) Debbie Grothe was present representing the applicant. Staff presented the item and noted additional information was needed regarding the height of the existing building and the proposed addition, signage, site lighting (particularly around the outside basketball court), fencing height and materials and trash pick-up/dumpster location. Staff stated it was desirable to have a screening fence installed along the eastern perimeter of the site, between the outside basketball court and the adjacent residential properties. Landscape comments were presented and discussed. Public Works Comments were presented. The major issue of discussion was the treatment of State Street and the existing driveway and parking located in that right-of-way. The applicant was directed to meet with Public Works Staff to resolve the issue. The applicant was directed to submit a revised cover letter and site plan addressing the issues and concerns raised by staff. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The Little Rock Boys and Girls Club proposes to construct a 2,100 square foot addition onto the rear of the existing Boys and Girls Club building located at 3301 State Street. The addition will be used as an activity room. The proposed addition will be 18 feet in height; the existing building is 27 feet in height. The addition will meet or exceed required setbacks. To accommodate the addition, an existing outdoor basketball court will be relocated further to the south. A wall sign is currently located on the west side of the building. A new wall sign will be placed on the north fagade. The existing ground -mounted sign will remain. The club is open Monday through Friday 12:00 p.m. - 8:00 p.m. during the school year and 7:30 a.m. - 5:30 p.m. during the summer. The basketball court is not currently lighted. Lighting will be added on the south side of the new k3 Febr'tiary 28, 2002 ITEM NO.: 6 (Cont.) FILE NO.: Z-7144 addition, providing light to the court. An existing 6 foot chainlink fence on the south side of the site will be relocated to accommodate the relocated basketball court. The proposed expansion will require a 12% upgrade in landscaping. The eastern perimeter of the site, between the basketball court and the adjacent residential properties must be screened by either a 6 foot privacy fence or landscaping which must be located on the Club's property. The existing parking arrangement is somewhat unorthodox but staff is supportive of allowing it to remain, as is. It seems to have worked for the Club, provides a type of a cul- de-sac and provides access to the property to the south. The Club has been a part of this neighborhood for over 30 years. Allowing the proposed addition will not affect the Club's continued compatibility with the neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. The lighting for the outside basketball court must be directional; aimed down to the court, not onto adjacent residential properties. Staff recommends approval of a variance to allow continued use of the existing parking. PLANNING COMMISSION ACTION: (FEBRUARY 28, 2002) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval. The applicant offered no additional comments. The Chairperson placed this item before the Commission for inclusion within the Consent Agenda for approval, as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. n SUBDIVISION COMMITTEE COMMENTS FEBRUARY 7, 2002 ITEM 6 LITTLE ROCK BOYS AND GIRLS CLUB — C.U.P. Z-7144 Planning Staff Comments: 1. Indicate height of existing building and proposed addition. 2. Provide details of all existing and proposed signage. 3. Provide days and hours of operation. 4. Indicate site lighting; is basketball court lighted? 5. Indicate dumpster/trash location and required screening. 6. Indicate details of proposed fencing; height and materials. 7. Provide screening fence (6 foot opaque) along east property line to provide screening for outdoor basketball court. Variance/Waivers: Parking variance needed. Public Works: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way (W. 33rd Street frontage) 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. Special cul-de-sac in State Street to have 18 -foot wide lanes, back-to-back of curb, plus 8 -foot parallel parking. Reconfigure one-way, and stripe, and pull back exit away from 33rd Street. Confer with traffic engineer for details. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Reliant: Southwestern Bell: Water: No objection. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: Site is on bus routes #2 and 15 but has no effect on bus radius, turnout and route. Planning Division: No issues. Landscape: A twelve (12) percent building expansion will required a twelve (12) percent on-site landscaping upgrade toward compliance with the Landscape Ordinance. 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.