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HomeMy WebLinkAboutZ-7392 Staff AnalysisMay 15, 2003 ITEM NO.: 9 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z-7392 Islamic Center of Little Rock Parking Lot — Conditional Use Permit 3201 and 3207 Anna Street Islamic Center of Little Rock/Kaleem Sayyed, President PROPOSAL: A conditional use permit is requested to allow temporary use of these R-3 zoned lots as an unimproved parking lot. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The site is located at the southeast corner of West 32nd and Anna Streets; 3 blocks north of Asher Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed parking lot is located in an area of mixed zoning and uses. R-3 zoned single family properties are located to the west and north, across Anna and West 32n Streets. Vacant 1-2 zoned property, also owned by the Center, is located to the east. An 1-2 zoned contractor's storage yard is located to the northeast. One single family residence is adjacent to the south. Other Islamic Center facilities are located to the south at Lucie and Anna Streets. West 32nd Street seems to be the dividing line between the single family neighborhood and the mixed use area. The area south of 32" extending to Asher contains a variety of uses. The proposed parking lot should be compatible with uses in the immediate vicinity. A 12 -month time limit will be placed on use of the gravel parking lot. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Curran -Conway, Midway and South of Asher Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARK[N The number of parking spaces that the subject property can accommodate is uncertain. The applicant has stated the parking area will be enclosed by a chainlink fence leaving a single driveway access point May 15, 2003 [TEM NO.: 9 Cont.) FILE NO.: Z-7392 on each street perimeter. The applicant proposes use of the gravel parking lot for a period not to exceed 12 months, during which time a master plan will be prepared for the overall Islamic Center site. 4. SCREENING AND BUFFERS: Within the twelve months (12) get a site/landscaping approved in the office of planning and development. Cannot review this plan for the landscape and buffer ordinance requirements. 5. PUBLIC WORKS COMMENTS: 1. Temporary use of the empty lot as a parking area without boundary street improvements is acceptable if an expiration date of the approval is established. 2. Permanent commercial use of the property will require right-of-way dedication 30 feet from center on boundary streets and construction of street improvements per Master Street Plan. Other ordinance requirements may apply depending on the proposal. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: No objection. Fire Department: Approved as submitted. County Plannin : No Comments received. CATA: Site is near bus routes #14 and 17A but has no effect on bus radius, turnout and route. K May 15, 2003 ITEM NO.: 9 Cont. FILE NO.: 2-7392 SUBDIVISION COMMITTEE COMMENT: (APRIL 24, 2003) The applicant was present. Staff presented the item and noted that additional information was needed regarding site lighting, fencing and signage. Staff suggested that use of the unimproved parking lot be limited to 12 months, during which time the Islamic Center would submit a master plan for development of the site and adjacent properties also owned by the Center. Staff suggested that the street perimeters be lined with crossties or another similar element to contain the gravel and to control access to the site; leaving a single, 26 -foot wide access point on each perimeter. Public Works and Landscape Comments were presented. It was noted that a complete plan review would be required if the parking lot were to be paved. The applicant was advised to respond to staff issues by April 30, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS The Islamic Center of Little Rock is requesting approval of a conditional use permit to allow use of the vacant, R-3 zoned lots located at 3201 and 3207 Anna Street as unimproved, overflow parking for a period of 12 months. The lots have been cleared and covered with gravel. The parking lot will be enclosed by a chain-link fence; leaving a single, 26 -foot wide opening on each street perimeter for access. No signage is proposed. Any site lighting will be low-level and directional, aimed inward to the site. With the exception of one lot, the Islamic Center owns the entire block bounded by West 32"d, Anna, Mary and Lucie Streets. During the 12 -month period that the temporary parking is proposed, the Center will be preparing a master plan for development of the block. It is possible that a building may be located on these lots, thus the request not to have to fully develop the parking lot. Staff is supportive of the request. The proposed use of the site by the Islamic Center is compatible with uses and zoning in the area. Use of the site as an unimproved parking lot cannot exceed 12 months without subsequent approval by the Planning Commission. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit to allow use of these lots as a gravel -covered, unimproved parking lot for a period of 12 months subject to compliance with the following conditions: 3 May 15, 2003 ITEM NO.: 9 (Cont.) FILE NO.: Z-7392 Use of the lots as described is to expire on May 15, 2004 by which date the Islamic Center is to have appeared before the Planning Commission and received approval for a master development plan that incorporates these two lots or the property is to have been properly developed as a paved parking lot in compliance with all applicable city codes regarding, but not limited to: land alteration and grading; street improvements and right-of-way dedication; landscaping, screening and buffers; and parking lot design. 2. The lots are to be enclosed by a chain-link fence, not exceeding 6 feet in height, leaving no more than a single; 26 foot wide driveway opening on each street frontage. The fence must be placed in relation to the new right-of-way requirement for abutting streets as described in Public Works Comments. PLANNING COMMISSION ACTION: (MAY 15, 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. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 12