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HomeMy WebLinkAboutZ-7154 Staff AnalysisFILE NO.: Z-7154 NAME: Acts Church Short -form POD LOCATION: On the east side of John Barrow Road between West 40th and West 42nd Streets DEVELOPER: Frank Stewart 1423 Ingram Street Conway, AR 72032 AREA: 4.0 Acre CURRENT ZONING NUMBER OF LOTS: 1 O-3 & R-3 ENGINEER: Lemons Engineering 204 Cherry Street Cabot, AR 72023 FT. NEW STREET: 0 ALLOWED USES: General Office and Single-family Residential PROPOSED ZONING: POD PROPOSED USE: Church and Church related activities (Daycare, School, Library) VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant�roposes to rezone the property located between West 40th Street and West 42" Street, located on the east side of John Barrow Road, from R-3, Single-family and 0-3, Office to a Planned Office Development for the placement of a church. The applicant is proposing the closure of a portion of Longcoy and 41St Streets, and related alleys within the development. The applicant proposes to final plat the site as one lot upon approval of the Planned Development. FILE NO.: Z-7154 Cont. ' B. EXISTING CONDITIONS: The site is vacant with a scattering of trees. The northern portion of the site is at a slightly higher elevation then the southern portion. "Filling" has been taking place on the site in this area. Uses in the area include single-family to the north, southeast and west of the site. A daycare center is located at the corner of West 42nd Street and John Barrow Road and a Drug and Alcohol Rehabilitation Treatment Center is located south of the site. A recently approved PCD is located on the southwest corner of John Barrow Road and West 42nd Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the John Barrow, Western Hills and the Campus Place Neighborhood Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. 40th, 41St, and 42nd Streets are classified on the Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 3. A 20 -foot radial dedication of right-of-way is required at the intersections of 40th and 42nd Streets with John Barrow Road. 4. 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. Applies to commercial streets. Sidewalks to be located at new right-of-way line on commercial streets. Street half -widths to be 15.5 feet, however, 41$t Street may be 13 feet. 5. Improve corner curb radius to 30 feet radius with construction (existing corner radius is 25 feet). 6. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Pedestrian crossings shall conform to City details. 7. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 8. Storm water detention ordinance applies to this property. 9. Easements for proposed storm water detention facilities are required. 10. John Barrow Road has a 1998 average daily traffic count of 7000 vehicles per day. 11. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of- way. 2 FILE NO.: Z-7154 12. A Grading Permit will be required per Sec. 29-186 (c) & (d). 13. Petition to close street and alley as indicated on the plans. 14. Proposed north -south aisle in parking lot along the Longcoy corridor will become a cut -through street. Relocate 60 feet to the east. 15. Streetlights are required on improved streets. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Existing 6 -inch main on site, easement must be retained when road is closed. Enter : No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: In 41st Street between Blocks 157 and 158 Central Arkansas Water may have existing facilities located within the extreme western portion of this right- of-way, which would need to be retained as a utility easement, however we have no objection to closure and abandonment of easement rights in the remainder of the right-of-way. Longcoy Street between blocks 157 and 132 Central Arkansas Water has no objection to the closure of this street right-of- way. We do, however, have a 2 -inch water main in Longcoy Street. Therefore, we request that the portion of this right-of-way of Longcoy Street be retained as a utility easement or the main should be abandoned. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrants (s) will be required. If additional fire hydrants (s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per ordinance. Contact Dennis Free at 918-3752 for details. County Planning: No comment received. CATA: Site is near Bus Route #14 and has no effect on bus radius, turnout and route. F. ISSU ES/TECH N ICAUDESIGN: Planning Division: The request is located in the Boyle Park Planning District. The Future Land Use Plan for the site is shown as single-family. The applicant has applied for a Planned Office Development to place a church on the site. The applicant has K FILE NO.: Z-7154 Cont.) applied for a Land Use Plan amendment but since the time of application Staff has determined an amendment is not necessary. Item No. 8 File No. LU02-10- 02 has been withdrawn by the applicant at the request of Staff. City Recognized NeighborhoodAction Plan: The site is located in the John Barrow Neighborhood Action Plan area. A part of the area's "Blueprint to the Future" indicates the desire to reduce the number of unsightly vacant homes and lots in the neighborhood area, to propose more facilities towards the social service needs of the area and promote public investment in improvements and facilities to encourage private reinvestment in the neighborhood. Landsca a Issues: The proposed land use buffer along the eastern perimeter of the site drops below the average width requirement of 18 -feet. Additionally, the proposed street and land use buffers along the southern perimeter fall short of the average width requirement of 24 -feet. Interior landscape islands within the proposed parking lots must be at least 300 square feet in areas and 7 Y2 -feet in width to count toward fulfilling the 8% interior landscaping requirement. Additionally, these interior landscape islands must be generally distributed throughout the vehicular use areas. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings is required where adjacent to residential properties to the east and south. An irrigation system to water landscaped areas will be required. Prior to a building permit issued, it will be necessary to provide copies of an approved landscape plan stamped with the seal of a registered landscape architect. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (March 7, 2002) Mr. Tim Lemons was present representing the application. Staff presented the item and noted additional items were needed on the site plan (seating capacity, steeple height, building height). Staff also stated the applicant had not detailed all the activities which would be taking place on the site. The applicant stated a day care and a church library were desired additional uses. Public Works comments were presented. Staff stated right-of-way dedication would be required and should be shown on the site plan. Staff also stated the current design of the parking lot would allow for "cut -through" traffic from Longcoy Street to West 40th Street. Staff requested the applicant look for an alternative to minimize the amount of "cut -through" traffic through the site. 0 FILE NO.: Z-7154 The landscaping requirements were discussed. Staff stated there was a 24% transfer allowance between areas. The applicant indicated the landscaping along with the right-of-way dedication would require the development to lose parking spaces. Staff indicated a minimum of nine -feet was required and with the elimination of a minimum number of parking spaces, this could be achieved. The Committee then determined there were no other issues associated with the application. The Committee then forwarded the application to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff on April 25, 2002. The revised plan addressed most of the issues raised by Staff and the Subdivision Committee at the March 7, 2002 Subdivision Committee meeting. The applicant has indicated the seating capacity of the sanctuary to be 900 persons. The applicant is proposing 179 parking spaces as a part of the development. The parking proposed does not meet the typical minimum parking requirements for a sanctuary of this size (225 parking spaces required). Staff is supportive of the reduced number of parking spaces for the development since the applicant could utilize street parking along West 40th Street and Ludwig Street. Should at some point in the future parking become an issue the applicant will be required to look at acquiring additional lands for parking. The applicant has indicated there will not be a ground -mounted sign on the site. The wall signage to be utilized will be within the allowable signage for office uses per the ordinance. The applicant has not indicated the steeple height; therefore the height of the steeple shall not exceed two times the height prescribed for 0-1 zoned property (70 -feet). The applicant has located the dumpster and indicated the proper screening on three sides. The applicant has also indicated landscaped areas, which meet the minimum landuse buffer requirements. The applicant has also indicated a proposed six (6) foot wooden fence to be used as an option from the dense evergreen plantings. Staff is supportive of either choice of screening. The applicant proposes the placement of a church run school on the site and a daycare facility. The applicant is proposing classes for Pre -K and Grades K — 3 and estimates the number of children to be 50. The hours of operation will be from 9:00 am to 3:00 pm, Monday through Friday. The applicant is also proposing night classes to be held for assistance with GED Certification and to allow limited classes for high school students. The hours of operation will be from 5:00 pm to 9:00 pm also Monday through Friday. The applicant proposes five to seven staff members for the school activities. There will not be any sports fields located on the site. 5 FILE NO.: Z-7154 (Cont.). The applicant proposes the daycare facility to house approximately 50 children and 10 to 12 staff members. The applicant proposes the days and hours of operation to be Monday through Friday from 6:00 am to 9:00 pm. Staff is supportive of the application as filed. The proposed uses, a church, should have no adverse impact on the surrounding neighborhood. Typically a church is considered neighborhood friendly and allowed in residentially zoned areas as a conditional use. The applicant chose to pursue a Planned Development to allow for development of the church site instead. The school and daycare facility are also uses typically allowed as conditional uses in single-family neighborhoods. The night classes are geared more to community outreach along with childcare to allow working parent the opportunity to continue their education. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed rezoning of the site to POD for a Church, Daycare and School along with Church related activities subject to compliance with Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (MAY 9, 2002) Mr. Tim Lemons was present representing the application. There was one objector present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in "staff recommendation" above. Staff stated the applicant was requesting to close a portion of Longcoy Street, West 41St Street and an alleyway within the development. Staff stated they were supportive of the request to close these streets since West 41St Street was not constructed and Longcoy Street was not constructed for several blocks north of West 40th Street. Mr. Lorin Fleming spoke in opposition of the application. He stated he was a property owner on Longcoy Street and the abandonment of the right-of-way would create a safety issue with regard to fire and police. Commissioner Floyd questioned if Longcoy Street was an improved street. Mr. Lemons stated the street was a city street with a pavement width of approximately 15 -feet. Mr. Lemons stated the Church parking lot would be open for access when services were not in session. A FILE NO.: Z-7154 Cont. There was no further discussion. A motion was made to approve the application as filed. The motion passed by a vote of 9 ayes, 1 no and 1 absent. 7 March 28, 2002 ITEM NO.: 8.1 NAME: Acts Church Short -form POD FILE NO.: Z-7154 LOCATION: On the east side of John Barrow Road between West 40th and West 42"d Streets nWXrWT.npFtiz Frank Stewart 1423 Ingram Street Conway, AR 72032 AREA: 4.0 Acre CURRENT ZONING: ENGINEER: Lemons Engineering 204 Cherry Street Cabot, AR 72023 NUMBER OF LOTS: 1 O-3 & R-3 FT. NEW STREET: 0 ALLOWED USES: General Office and Single-family Residential PROPOSED ZONING: POD PROPOSED USE: Church and Church related activities (Daycare, School, Library) VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property located between West 40th Street and West 42"d Street located on the east side of John Barrow Road from R-3, Single-family and 0-3, Office to a Planned Office Development for the placement of a church. The applicant is proposing the closure of a portion of Longcoy and 41st Streets, and related alleys within the development. The applicant proposes to final plat the site as one lot upon approval of the Planned Development. March 28, 2002 SUBDIVISION ITEM NO.: 8.1 (Cont.) FILE NO.: Z-7154 Staff Report: The applicant submitted a letter on March 15, 2002 requesting this item be deferred to the May 9, 2002 Planning Commission Public Hearing. The reason for the deferral request as stated by the applicant was his failure to notify property owners within 200 -feet of the site of the Public Hearing as required by the Planning Commission By -Laws. 2