HomeMy WebLinkAboutZ-7628 Staff AnalysisMay 6, 2004
ITEM NO.: 19
FILE NO.: Z-7628
NAME: Westover Hills Presbyterian Church —
Conditional Use Permit
LOCATION: 6400 Kavanaugh Blvd.
OWNER/APPLICANT: Westover Hills Presbyterian Church/Fennell Purifoy
Hammock Architects
PROPOSAL: A conditional use permit is requested to allow for
redevelopment of this existing church site and
construction of additional parking spaces. The
property is zoned R-2.
1. SITE LOCATION:
The site is located on the north and south sides of Kavanaugh Blvd., west
of McKinley Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The church has existed at this site for many.years. Although the
predominate land use in the surrounding neighborhood is single family
residential, there are a few other uses in the immediate area; including
apartments and duplexes. The majority of the proposed church project
takes place within the property historically occupied by the church. This
portion of the project should not affect the church's continued compatibility
with the neighborhood. A new element is the proposed 42 space parking
lot on the south side of Kavanaugh. This too could be compatible with the
neighborhood if attention is given to proper screening and landscaping.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Heights Neighborhood
Association were notified of this request.
3. ON SITE DRIVES AND PARKING:
The seating capacity in the church's sanctuary is 240 persons, requiring
48 parking spaces; based on one space per 5 seats for churches built
prior to November 1, 1988. No change in the sanctuary seating capacity
is proposed. The church's day care center -has a maximum enrollment of
100 children with 20 employees, requiring 30 parking spaces under
current ordinance guidelines. The church currently has 72t parking
spaces. With this current proposal the church will have 82 parking
spaces; exceeding the ordinance requirement.
May 6, 2004
ITEM NO.: 19 (Cont.) FILE NO.: Z-7628
4. SCREENING AND BUFFERS:
Compliance with the City's Landscape and Buffer Ordinances is required.
Buffer and landscaping minimums are not currently being met on the
proposed drawing. The proposed building and parking areas along
Kavanaugh Boulevard and McKinley Street encroach into the required
9 -foot wide on-site perimeter landscaping buffer area minimums. This is a
requirement of both the zoning and landscaping ordinances. Additionally,
the proposed width of the landscape buffer south and west of the
proposed southern parking lot is less than the 9 -feet required by the
zoning ordinance and the 6 feet 9 -inch minimums of the landscape
ordinance.
An automatic irrigation system to water landscape areas will be required.
Prior to obtaining a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape
Architect.
5. PUBLIC WORKS COMMENTS:
1. McKinley and Pine Valley are classified on the Master Street Plan as
Collector Streets. A dedication of right-of-way as shown on the plans
of 30 feet from centerline on Pine Valley and 25 feet from centerline
for McKinley will be acceptable.
2. The proposed land use would classify South Street and Kavanaugh on
the Master Street Plan as a commercial street. The proposed right-of-
way dedication for a minor commercial street to 25 feet from centerline
is acceptable. However, a five-foot public sidewalk must be
maintained between back of curb and the right-of-way line.
3. A 20 feet radial dedication of right-of-way is required at the intersection
of all streets.
4. Provide design of street conforming to the Master Street Plan.
Construct one-half street improvement to these streets inkling 5 -foot
sidewalks with planned development. For existing curb, gutter,
sidewalks and handicap ramps, repair or replace as needed.
5. 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).
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May 6, 2004
ITEM NO.: 19
FILE NO.: Z-7628
6. A grading permit in accordance with Section 29-186(c) and (d) will be
required prior to any land clearing or grading activities at the site. Site
grading, and drainage plans will need to be submitted and approved
prior to the start of construction.
7. Stormwater detention ordinance applies to this property.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
CenterPoint Energy: Approved as submitted.
Southwestern Bell: No Comments received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of
the hydrant(s) and contact Central Arkansas Water regarding
procedures for installation of the hydrant(s).
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of
the developer. Location of existing water facilities should be
confirmed.
No trees shall be planted within 5 feet of public water facilities.
This development will have minor impact on the existing water
distribution system.
Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department: Place fire hydrants per Code. Contact Fire Department.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
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May 6, 2004
ITEM NO.: 19 (Cont.) FILE NO.: Z-7628
SUBDIVISION COMMITTEE COMMENT: (APRIL 15, 2004)
The applicants were present. Staff presented the item and noted additional
information was needed regarding building height and design, building area,
signage, site lighting, dumpster location and screening, fencing and phasing.
Staff asked for more information on the church's pre-school operation and the
seating capacity in the sanctuary. Staff informed the Committee that there did
not appear to be any bill of assurance issues. Staff noted the need for a setback
variance.
Public Works Comments were discussed. Staff stated the rights-of-way
proposed on the plan were adequate. Staff noted a required sidewalk on the
Kavanaugh Blvd. perimeter, in front of the church building, had not been shown.
Landscape Comments were presented and discussed. Staff noted the proposed
landscape areas did not comply with Ordinance minimums.
Utility comments were noted. The applicants were advised to contact the
individual utilities, if there were questions.
The applicants were advised to meet with the neighborhood residents. The
Committee directed the applicants to respond to staff issues by April 21, 2004.
The item was forwarded to the full Commission.
STAFF ANALYSIS:
Westover Hills Presbyterian Church is located on the R-2 zoned property at 6400
Kavanaugh Blvd. The church currently occupies most of the block bounded by
Kavanaugh Blvd., Pine Valley Road, South Drive and McKinley Street. The site
contains a sanctuary building, an education building and parking. The church
has acquired four, R-2 zoned lots across from the church, on the southwest
corner of Kavanaugh and McKinley.
The church is requesting approval of a conditional use permit to allow for the
phased development of a new building and parking on these properties. The
church proposes to remove the existing, two-story education building and a
residence to allow for construction of parking, and a new, two-story building
containing fellowship space, offices and classrooms. The church also proposes
to remove two residences from the property south of Kavanaugh Blvd. and to
build a 42 space parking lot. The building project will be phased to allow the
church and preschool to operate continuously during construction. All phases of
work will be done without interruption over the course of approximately 14
months. Phase I involves the construction of the new parking lot south of
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May 6, 2004
ITEM NO.: 19 (Cont.) FILE NO.: Z-7628
Kavanaugh Blvd. The church hopes to have the residences relocated. Phase II
will be the construction of the western end of the new, two-story facility. The final
phase will be the removal of the existing education building followed by
construction of the new administrative offices and church entrance area and
parking. The new building will be two -stories in height but the first floor will be
partially below grade, reducing the overall appearance of the height of the
structure.
The new building will be designed in a style that complements the existing
sanctuary. The new roof design and materials are similar to the standing seam
metal roofing used on the existing church sanctuary using a combination of
hipped and gabled roof areas. Signage will consist of a single ground mounte
sign and wall signage, all complying with ordinance standards for office and
institutional districts. Building site lighting will be incorporated into the design
and will primarily consist of shielded porch and walkway lighting. Parking lot
lighting will consist of shielded pole lights with controlled downlight only. The
dumpster pad will be located on the north side of the existing sanctuary and will
be screened to comply with ordinance requirements.
Several variances are requested to allow the development, as proposed. The
new building is proposed to have a setback from the Kavanaugh Blvd. property
line on the south of 1 ft. 8 -inches to 7 ft. 2 -inches. The setback from the South
Drive property line on the north is proposed to be 3 ft. 8 -inches. The Code
requires a setback of 25 feet and a 9 -foot street buffer in both instances. The
landscape strip/buffer on the south side of the proposed parking lot on the south
side of Kavanaugh Blvd. appears to be only 2 to 3 feet in width. The buffer
ordinance requires a 9 -foot wide buffer strip in this area and the landscape
ordinance requires a minimum of a 6 ft. 9 -inches landscape strip. The church
proposes to purchase the adjacent property at some point. Since the church
does not own that adjacent property, staff believes the ordinance requirements
for buffers and landscaping should be met. Additionally, the church proposes to
construct the parking lots using a pervious paving approach. Staff is supportive
of the variances to allow reduced building setbacks and street buffers associated
with the new building and to allow the use of the pervious paving.
In general, staff is supportive of the application. On April 21, 2004, the applicant
submitted a revised site plan and responses to issues raised at Subdivision
Committee. Those responses are incorporated into the analysis above. The bill
of assurance does not address use issues. No changes are proposed to the day
care/preschool operation.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
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May 6, 2004
ITEM NO.: 19 (Cont.) FILE NO.: Z-7628
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the staff report.
2. All site lighting is to be shielded downward and into the site.
3. Pick up of the dumpster is to be limited to 7:30 a.m. — 5:00 p.m., Monday
through Friday.
Staff recommends approval of the following variances:
1. Setback and buffer variances to allow the proposed building setbacks and
buffers as noted for the proposed new building.
2. A paving variance to allow the use of pervious paved surface for the new
parking lots. Materials must be approved by staff.
Staff does not recommend approval of the reduced buffer and landscaping for
the south perimeter of the new parking lot located south of Kavanaugh Blvd.
PLANNING COMMISSION ACTION: (MAY 6, 2004)
The applicant was present. There was one objector present. Staff presented
the item and a recommendation of approval, subject to compliance with the
conditions outlined in the "Staff Recommendation" above. Staff recommended
denial of the buffer and landscape variances for the parking lot south of
Kavanaugh Blvd.
Tom Fennell spoke on behalf of the church and stated the buffer would be
increased for the parking lot: eliminating the need for a variance. He stated the
church had met with the neighbors. Mr. Fennell stated it was difficult to do infill
redevelopment. He asked those present in favor of the application to stand.
Several persons responded.
Connie Carbary, of 1810 N. McKinley, spoke in opposition. She stated she was
not opposed to the church expanding; but she was opposed to the parking lot
south of Kavanaugh Blvd. and the demolishing of houses. Ms. Carbary stated
the new parking lot would result in more traffic on McKinley Street, which is
already used as a "cut -through". She stated the church did not do a good job of
maintaining its existing landscaping.
Mr. Fennell responded that the landscaping was being completely redone on the
entire site and would be "exceptional". He stated any lighting would be shielded
to protect the neighbors.
A motion was made to approve the application, as amended, including all staff
comments and recommendations. The motion was approved with a vote of
11 ayes, 0 noes and 0 absent.
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