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HomeMy WebLinkAboutZ-7935-A Staff AnalysisNovember 9, 2006 ITEM NO: D FILE NO.: Z-79 Name: Vedant Society of Arkansas — Revised Conditional Use Permit Location: 10224 Nash Lane Owner/A iicant: Vedant Society of Arkansas Proposal: A revision to a previously approved conditional use permit is requested to allow for increased occupancy and additional parking for this R-2 zoned place of worship. A deferral of the paving requirement is also requested. 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 of the site 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 driveway off of Nash Lane that previously served as a driveway for the residence. Under the current proposal, a second driveway will be located near the southern perimeter of the site providing access to a new, 51 space parking lot. The proposed November 9, 2006 ITEM NO.: D FILE NO.: Z -7935-A occupancy of the worship center is to increase from 40 persons to 200 persons, requiring 50 on-site parking spaces. The proposed parking will meet the ordinance requirement. The applicant is requesting a 5 -year deferral of the paving requirement for the new parking lot. Staff does not support a deferral of that length. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinance is required. A street buffer averaging seventeen (17) feet in width is required on the Nash Lane perimeter. A land use buffer averaging thirty-four (34) feet in width is required on the western perimeter of the site. Seventy (70) percent of this buffer is to remain undisturbed. Easements cannot count toward fulfilling this requirement. A minimum nine (9) foot wide landscape strip is required along the south, west and east perimeters of the parking lot. An automatic irrigation system is required for all new landscape areas. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a registered landscape architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or greater. 5. PUBLIC WORKS COMME 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. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No Comments received. CenterPoint Energy: No Comments received. K November 9, 2006 ITEM NO.: D (Cont.) FILE NO.: Z -7935-A AT&T (SBC): Approved as submitted. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No Comments received_ County Planning: No Comments. CATA: A CATA bus route is located south of this site, along Mabelvale West Road. Plannina Division: No Comments. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 7, 2006) The applicant was present. Staff presented the item and noted that the plan was inadequate. Staff stated the applicant should submit plans, which had been drawn by a design professional since there were more issues to address with a parking lot of this size. The Committee agreed. Public Works Landscape Comments were presented. It was noted that the plan did not provide for required landscape and buffers. The applicant agreed to seek a design professional. It was determined to defer the item, with a revised plan to be presented at the October 19, 2006 Subdivision Committee meeting. STAFF ANALYSIS: On October 13, 2005, the Planning Commission approved a conditional use permit to allow use of the existing residential structure on this R-2 zoned, 5.76± acre tract as a place of worship. The applicants proposed a worship area accommodating 40 persons. The existing driveway was to be widened and 10 parking spaces were to be constructed near the structure. Signage consists of a single, 6 -foot tall 6 -foot square sign. Lighting consists of a night -watcher and porch lights. 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 November 9, 2006 ITEM NO.: D (Cont.)_ FILE NO.: Z -7935-A The attendance at the facility has increased and the applicants are now proposing to increase the occupancy of the worship area to 200 persons. To accommodate the increase in attendance, a new 50 car parking lot is proposed to be constructed on the southern portion of the site. A single driveway will provide access to the new parking lot. The existing driveway and small parking area near the structure will remain. The applicants are requesting a 5 -year deferral of the paving requirement for the new parking lot. On October 17, 2006, the applicants submitted a revised site plan which addressed all issues raised at the September 7, 2006 Subdivision Committee meeting. All required buffers, landscape areas and setbacks have been provided. The floodway/floodplain are shown, as is the required 25 -foot access easement along the perimeter of the floodway. The revised plan was reviewed by the Subdivision Committee on October 19, 2006. Staff is supportive of the requested revised C.U.P. The proposed new parking lot is to be located on the southern perimeter of the site, where the adjacent property is zoned 0-3. The use is compatible with uses and zonings in the area. There is no bill of assurance for this acreage tract. Staff does not, however, support a 5 -year deferral of the paving requirement for the new parking lot. Staff will support a deferral of no more than 24 months subject to the gravel being contained within a border such as crossties, the buffer being protected and the driveway and apron being paved for a distance of 60 feet from the edge of the pavement of Nash Lane. STAFF RECOMMENDATION: Staff recommends approval of the requested revised conditional use permit subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of a 24 -month deferral of the paving requirement for the new, 50 space parking lot subject to the following conditions: 1. The required buffer area south of the parking lot is to be marked and protected. 2. The gravel is to be contained within an approved border such as crossties. 3. The driveway apron on to Nash Lane is to be constructed and paved to comply with city code and the driveway is to be paved for a distance no less than 60 feet from the edge of the pavement of Nash Lane to prevent gravel from being tracked onto the street. C! November 9, 2006 ITEM NO.: D Cont. FILE NO.. Z -7935-A STAFF REPORT: After the Subdivision Committee meeting on September 7, 2006, it was determined that the item needed to be deferred to allow the applicant time to engage a design professional to prepare a site plan. Staff recommends deferring the item to the November 9, 2006 Commission meeting with a revised site plan to be submitted in time for review at the October 19, 2006 Subdivision Committee meeting. PLANNING COMMISSION ACTION: (SEPTEMBER 28, 2006) Staff informed the Commission that the application needed to be deferred to the November 9, 2006 Agenda to allow the applicant time to have a site plan prepared. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the November 9, 2006 Agenda. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. PLANNING COMMISSION ACTION: (NOVEMBER 9, 2006) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions and comments noted 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 24 -month paving deferral. The vote was 9 ayes, 0 noes and 2 absent. 5