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HomeMy WebLinkAboutZ-7356 Staff AnalysisFebruary 20, 2003 ITEM NO_: 7 FILE NO.: Z-7356 NAME: Allen Temple A.M.E. Church — Conditional Use Permit LOCATION: 1702 South Oak Street OWNER/APPLICANT: Allen Temple A.M.E. Church PROPOSAL: A conditional use permit is requested to allow for construction of a new church building on this existing, R-3 zoned church site. ORDINANCE DESIGN STANDARDS: 6 SITE LOCATION: The church is located on the southwest corner of South Oak and West 17th Streets. COMPATIBILITY WITH NEIGHBORHOOD: This small church has been located in this neighborhood for decades. Although the proposed new building is larger than the existing church, it still remains a "neighborhood scale" church. A much larger church and its associated parking lots occupy several parcels south of this site. Stephens Elementary School occupies two blocks directly to the east. Vacant lots are located west of the site, to Pine Street. Single family homes, some occupied and some boarded, are.located to the north. The remainder of the general vicinity around the site is primarily single family in use. Allowing this small congregation to replace its dilapidated facility with a new church building should not affect the church's continued compatibility with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Stephens Area Faith, Hope, Love and Midway Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The church is proposed to have a sanctuary with a seating capacity of 160 persons, requiring 40 on-site parking spaces. The church has 75 members on roll and the seating capacity of the existing building is most likely not much more than that. There is currently no parking on the site. The church proposes to construct 5 parking spaces at the rear of the site, February 20, 2003 ITEM NO.: 7 Cont. FILE NO.: Z-7356 L,7 taking access off of the alley. A one-way driveway from the alley to West 17th Street provides a location for drop-off and pick-up. SCREENING AND BUFFERS: 6.7 foot wide landscaping and buffering perimeter strips are required along West 17th and Oak Streets and along the western perimeter. These strips are required by both the zoning and landscape ordinances. Additionally, a small amount of building landscaping between the public parking areas and building is required by the landscape ordinance. These requirements take into account the reductions allowed within the designated mature area. Variances from the minimum landscape ordinance requirements must be approved by the City Beautiful Commission. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter. 5. PUBLIC WORKS COMMENTS: 1. The proposed land use would classify Oak and 17th Streets on the Master Street Plan as a minor commercial street. Dedicate right-of- way to 25 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Bring sidewalks and ramps up to the current ADA standards. 4. Remove the existing driveway apron with planned development. 6. UTILITY. FIRE DEPT. AND LATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: SBC cables located in west right-of-way of Oak Street. Locate prior to any excavating. Water: Contact Central Arkansas Water regarding the size and location of the water meter. The largest meter available off existing mains is 2 February 20, 2003 ITEM NO.: 7 (Cont. FILE NO.: Z-7356 3/ -inch. The Little Rock Fire Department needs to evaluate this site to determine whether an additional public private fire hydrant and possible a water main to support that hydrant will be required. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No, Comments, CATA: Nearest CATA Bus Routes are located on West 13th and West 20"' Streets, four blocks to the north and three blocks to the south respectively. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 2003) There were several representatives of the church present. Staff presented the item and noted additional information was needed regarding building design, signage, site lighting, fencing and dumpster location. Staff suggested revising:: the site plan by moving the building up closer to the corner and by having parking located directly off of the alley. Staff suggested that to do so would be a better fit for the neighborhood and would address parking design and landscape issues. A sketch of a proposed redesign was given to the applicants for them to consider. Public Works and Landscape Comments would be revised if a revised plan were submitted. It has noted that a letter had been received from the Little Rock School District authorizing the church to use the Stephens Elementary School parking lot, located across Oak Street, on Sunday and Wednesday evenings. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Allen Temple A.M.E. Church is located on the R-3 zoned property at 1702 S. Oak Street. This small church has been a part of this neighborhood for more than 100 years. The existing, 1,573± square foot, brick building has fallen into disrepair and is no longer usable. The church is now meeting at an off-site location. Allen Temple proposes to raze the old building and replace it with a new, 3,800 square foot building. Five parking spaces, including one handicap accessible space, will be constructed at the rear of the site, taking access off of the alley. A one way driveway, extending from the alley to West 17th Street, provides an area for drop-off/pick-up. The church currently has 75 members on W February 20, 2003 ITEM NO.: 7 (Cont_) FILE NO.: Z-7356 roll. The new building will have a future seating capacity of 160 persons. The new building will be one-story in height (20 feet) and will be topped with a 20 foot tall steeple. The building will have a brick exterior and a 6/12 pitched roof. No additional activities such as day care, mother's day out or a private school are. proposed. The facility will be used for typical church related activities; including worship services, Sunday School and Bible study. The Little Rock School District has submitted a letter authorizing Allen Temple to utilize the parking facilities at Stephens Elementary School for parking on Sundays and for Wednesday evening services. The school is located directly across S. Oak Street, to the east. Staff is supportive of the requested conditional use permit. As was previously mentioned, the church has been on this corner for decades. A large, elementary school campus occupies two blocks to the east. A much larger church is located directly south of the Allen Temple site. The larger church also owns the remainder of the block west of Allen Temple and has parking lots scattered in the immediate area around its facilities. In response to a suggestion by staff, the Church revised its site plan; moving the proposed new building up nearer the corner of 17th and Oak and placing the parking at the rear of the structure. The proposed location is similar to that of the existing building and is more in character with this developed, urban neighborhood. The proposed 14 foot front yard setback is less than the 25 feet required by the Ordinance but more than the 11 foot setback of the existing building. On February 10, 2003, the applicant submitted a revised site plan and responses to staff issues raised at Subdivision Committee. Staff does support variances to allow the reduced front yard setback and to allow reduced on-site parking. Combining the available on -street parking with that available on-site and on the school property should meet the parking needs of this small congregation. Very minor adjustments will need to be made to the revised site plan prior to a building permit being issued; to provide the required street buffer width on Oak Street, building landscaping between the building and the on-site parking and the screening on the west perimeter. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of this report. C! February 20, 2003 ITEM NO.: 7 (Cont. FILE NO.: Z-7356 2. Signage is to be limited to that permitted in office and institutional zones. One ground -mounted sign is permitted, not to exceed 6 feet in height and 64 square feet in area. 3. Any site lighting is to be low-level and directional, aimed inward to the site. 4. Minor modification of the site plan prior to issuance of a building permit to provide the following: (a) A 6.7 foot wide street buffer and landscape strip along the entire east perimeter, adjacent to S. Oak Street. (b) Building landscaping between the building and the on-site parking. (c) Screening along the west perimeter which may be either a wooden fence with its finished side facing outward or dense evergreen plantings. (d) Curb and gutter or another approved border along the vehicular use area to protect landscaped areas. Staff recommends approval of the variances to allow a reduced front yard setback and reduced on-site parking. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2003) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff recommended approval of the setback and parking variances., There was no additional discussion. The item was placed on the Consent Agenda, including the variance, and approved as recommended. The vote was 10 ayes, 0 noes and 1 absent. 5