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HomeMy WebLinkAboutZ-7935 Staff AnalysisOctober 13, 2005 ITEM NO.: 14 FILE NO.: Z-7935 NAME: Vedant Society of Arkansas — Conditional Use Permit LOCATION: 10224 Nash Lane OWNER/APPLICANT: Vedant Society of Arkansas PROPOSAL: A conditional use permit is requested to allow for conversion of the existing residence on this R-2 zoned 5.67± acre tract into a place of worship. 1. SITE LOCATION - The property is located on the west side of Nash Lane; one property north of Mabelvale West Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area that has a variety of uses, several of which are institutional in nature. Two churches are located south of the site, at Mabelvale West Road. Another church is located north of the site, at Sibley Hole Road. A Little Rock School District campus and Little Rock Fire Department station are located west of the site, on Mabelvale West Road. Beyond the creek to the west of this site, a POD was recently approved which includes a mixture of office and residential uses. Single family homes are located to the north and east. Utilizing the existing residence on this 5.67± acre tract for a small place of worship is compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress, Pinedale and Mavis Circle Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site is currently served by a single, 10.3 foot wide concrete driveway. The applicants propose to widen the driveway to 20 feet to accommodate two-way traffic and to provide 10 new paved parking spaces. The worship area will accommodate 40 persons, requiring 10 parking spaces. There is more than adequate space on the site to accommodate additional parking spaces, if needed. October 13, 2005 ITEM NO.: 14 (Cont.) FILE NO.: Z-7935 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. Unless otherwise provided for, a six-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 business activity from the adjacent residential zone properties to the north and west. Prior to obtaining a construction permit, it will be necessary to provide landscape plans for the driveway and parking lot expansions. 5. PUBLIC WORKS COMMENTS: 1. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 - foot wide access easement is required adjacent to the floodway boundary. 2. Boundary street improvements do not apply unless construction is proposed with a future building permit. 3. 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. 4. 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). 5. Nash Lane is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comment received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size October 13, 2005 ITEM NO.: 14 FILE NO.: Z-7935 of the meter connection(s) will apply to this project in addition to normal charges. Fire Department: Fire hydrants may be required. County Planning: No Comments. CATA: A CATA bus route is located south of this site, along Mabelvale West Road. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 22, 2005) The applicants were present. Staff presented the item and noted additional information was needed regarding signage, fencing and site lighting. Staff asked if there were to be any outdoor activities. Staff noted that conversion of the residence into a place of worship must comply with Fire Department and Building Code requirements. Public Works, Utility and Landscape Comments were noted and discussed. The applicants were advised to contact those individuals if there were questions. The applicants were advised to respond to staff issues by September 28, 2005. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned, 5.76* acre tract located at 10224 Nash Lane is occupied by a single family residence. The applicants are requesting approval to allow use of the structure as a place of worship. The worship area will accommodate approximately 40 persons. Other than for remodeling the interior of the structure, the only change to the site will be widening the driveway and constructing 10 parking spaces. A single, 6 -foot tall 6 square foot sign is proposed to be placed near the driveway. The site is enclosed by a 4 -foot tall chain-link fence. Lighting consists of a night -watcher near the parking lot and porch lights on the building. Dense trees, plants and bushes are located along the perimeters of the site to provide any needed screening. Activities on the site are typical for a place of worship. Currently, the group gathers once a month for prayer on a Saturday between 6:00 p.m. — 9:00 p.m. In the future, the frequency of worship may change. Lessons are taught to children on Indian classical music, Indian classical dance and Indian culture and religion. Occasionally, cultural functions are conducted and Indian festivals are celebrated. There will also be miscellaneous community related activities. There are no plans to have outdoor activities. 3 October 13, 2005 ITEM NO.: 14 (Cont.) FILE NO.: Z-7935 Staff is supportive of the requested C.U.P. To staff's knowledge, there are no outstanding issues. The applicants have agreed to comply with all Fire Department, Building Code and Public Works requirements; including the dedication of floodway easements. This unplatted, acreage tract is not covered by a bill of assurance. This small, house of worship should be compatible with uses in the area. 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 the staff report. 2. Conversion of the residence into a place of worship must comply with Fire Department and Building Codes requirements. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes and 0 nays. 4