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HomeMy WebLinkAboutZ-7546 Staff AnalysisDecember 18, 2003 ITEM NO.: 2 FILE NO.: Z-7546 NAME: Mt. Harmony Baptist Church — Conditional Use Permit LOCATION: 1224 Chester Street OWNER/APPLICANT: Mt. Harmony Baptist Church/Terry Burruss PROPOSAL: A conditional use permit is requested to allow for the addition of a fellowship hall, classrooms and offices onto this existing church. The property is zoned R-4. 1. SITE LOCATION: The church is located on the northwest corner of Chester and West 13th Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The church is located in an area of mixed uses and zoning. The remainder of the block to the north of the church is occupied by a funeral home, on R-4, 0-1 and 0-3 zoned properties. Philander Smith College occupies numerous blocks of R-4 and Capitol Zoning District properties across Chester Street to the east. Various nonresidential uses including Loomis Fargo, Catherine's House, Global Manufacturing, a church and Philander Smith parking occupy the properties to the south. A vacant residential lot is adjacent to the west. A commercial building, another church and a single family neighborhood are located farther to the west. The proposed expansion 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 Downtown Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The existing church has a seating capacity of 213 persons in the sanctuary; 176 in the congregation and 37 in the choir/altar area. The parking requirement is 42 spaces for churches built prior to November 1, 1988. The church currently has no on-site parking but has agreements for use of neighboring businesses' parking on Sundays. Since the seating capacity of the sanctuary will not be increased as a result of this expansion, no additional parking is required. December 18, 2003 ITEM NO.: 2 Cont. FILE NO.: Z-7546 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. 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 to help screen this site from the residential property to the west. The proposed sidewalk intrudes one (1) and nine (9) inches into the required minimum six (6) foot nine (9) inch wide land use buffer along the western perimeter. This takes into account the reduction allowed within the designated mature area of the city. 5. PUBLIC WORKS COMMENTS: 1. With building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk to be located at back of curb on 13th Street. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. Radial right-of-way dedication is required at the intersection of West 13th and Chester Streets. 6, UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. CenterPoint Energy: No Comments received. Southwestern Bell: SBC notes facilities will have to be rerouted at the applicant's expense. Water: Contact Central Arkansas Water regarding backflow prevention requirements and if larger or additional meter(s) are required. 0 December 18, 2003 ITEM NO.: 2 Cont. FILE NO.: Z-7546 Fire Department: Approved as submitted. County Planning: No Comments. CATA: No Comments received. The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 20, 2003) Terry Burruss was present representing the application. Staff presented the item and noted some additional information was needed; including building materials, sanctuary seating, fencing and parking agreements. Staff noted that the sidewalk on the west end of the addition intruded into the required buffer separating this site from the vacant lot to the west. The applicant explained that the church hoped to acquire this vacant lot in the near future. The Committee determined it would be appropriate to grant a variance to allow the sidewalk. Public Works and Utility Comments were discussed. The applicant stated the utility concerns regarding the overhead line that traverses the location of the proposed addition would be resolved prior to a building permit being requested. The applicant was advised to respond to staff concerns by Wednesday November 26, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Mt. Harmony Baptist Church occupies the one-story brick and frame building located on the R-4 zoned property at 1224 Chester Street. The church has been at this location for many years and is nonconforming. The church has no on-site parking but has agreements with area businesses for use of their parking lots on Sundays. The church has acquired the property adjacent to the west and proposes to construct a two -phased addition. Phase I will consist of a 2,754 square foot (51'X 54') addition containing a fellowship hall and administrative offices. Phase II is an additional 1,377 square feet (27'X 51') containing classroom space. The overall slab (51'X 81') will be poured with Phase I creating a porch area that will be enclosed under Phase II. The proposed addition will be a pre-engineered steel frame with a metal roof (12 foot eave height, 4/12 roof slope). The south elevation will have a brick veneer. The north elevation will be metal siding (a brick ledge will be provided for future installation of brick). An existing 6 foot wood fence and an opaque fence and shrubs are located along the north and west property lines respectively. The sanctuary area will not be increased in size nor seating capacity as a result of the proposed addition. The applicant has not submitted a signage or lighting plan. Signage should be limited to that allowed in office/institutional zones; 1 wall sign and 1 3 December 18, 2003 ITEM NO.: 2 FILE NO.: Z-7 ground -mounted sign (6 foot in height and 64 square feet in area). Lighting should be shielded downward and inward to the site. The required land use buffer on the west perimeter is 69". Although the building itself maintains a 9 foot setback, a proposed sidewalk intrudes into a portion of the buffer, resulting in the buffer being reduced to 5 feet at that point. The adjacent residential property is vacant and the church hopes to purchase it in the near future. In the meantime, screening is provided by an existing opaque fence and shrubbery. There is no valid bill of assurance. The church is requesting a 2 -year deferral of the requirement to construct the required sidewalk along West 13th Street. Staff is supportive of the deferral for two years or until Phase II is constructed, whichever occurs first. Staff is supportive of the requested conditional use permit. This church has been a part of this community for many years. Allowing construction of the fellowship hall, classroom, and office addition will not affect the church's continued compatibility with uses and zoning in the area. No additional activities such as day care or private school are requested. AFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of the Staff Report. 2. Site lighting is to be shielded downward and inward to the site. 3. Signage is to be limited to that allowed in office/institutional zones; one wall mounted sign and one ground -mounted sign not to exceed 6 feet in height and 64 square feet in area. 4. Written agreements from nearby businesses are to be provided showing that the church has permission to use their parking lots on Sundays. Staff recommends approval of the requested reduced buffer on the west perimeter subject to required screening. Staff recommends approval of a deferral of the requirement to install a sidewalk on the West 13th Street frontage for 2 years from the issuance of a certificate of occupancy for Phase I or until Phase II, whichever occurs first. M December 18, 2003 ITEM NO.: 2 FILE NO.: Z-7546 PLANNING COMMISSION ACTION: (DECEMBER 18, 2003) Terry Burruss was present representing the application. 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; including the sidewalk deferral. The vote was 11 ayes, 0 noes and 0 absent. W