HomeMy WebLinkAboutZ-8575 Staff AnalysisAugust 26, 2010
ITEM NO.: 5 FILE NO.: Z-8575
NAME: Holy Souls Catholic Church — Conditional Use Permit
LOCATION: 5323 "H" Street
OWNERIAPPLICANT: Catholic Diocese of Arkansas/Anthony Taylor, Bishop
PROPOSAL: A conditional use permit is requested to allow for the
use of the Benedict House, a former convent, for
various parish activities. The property is zoned R-3.
SITE LOCATION:
The site is located on the south side of "H" Street, between Harrison and
Tyler Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property has served as a convent for over 80 years. The church is
proposing the continued use of the site for church activities. A few
changes are proposed to the site but the building will maintain its historic
character that has been a part of the community for over so many years.
Holy Souls Church and school are located across "H" Street to the north.
The Francis Allen School is located across Tyler Street to the west.
Single-family residences make up most of the neighborhood around the
site, including to the south and east.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Hillcrest Resident
Association were notified of the proposal. The applicants attended an
HRA meeting and hosted a second neighborhood meeting to discuss the
proposal.
3. ON SITE DRIVES AND PARKING:
The site has no real on -site parking. None is proposed. As an extension
of the church, parking will be provided on the church campus, to the north.
The Hillcrest Overlay permits on -street parking to fulfill parking
requirements at the rate of one space for every 10 feet of street frontage.
The site has 120± feet of frontage on Tyler Street, allowing 12 spaces. No
parking is permitted on the "H" Street frontage.
A drop-off lane is proposed to be constructed off of "H" Street and the
alley. The alley will be improved from the drop-off lane to "H" Street.
August 26, 2010
ITEM NO.: 5 (Cont) FILE NO.: Z-857
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
The zoning buffer ordinance requires a nine (9) foot wide land use buffer
along the southern property line next to the residentially zoned property.
Seventy percent (70%) of this area must remain undisturbed.
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 along the
southern perimeter of the site. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year -around
requirement.
Street trees are both highly encouraged and appreciated.
5. PUBLIC WORKS COMMENTS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Tyler Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to thirty (30) feet
from centerline.
2. "H" Street is classified on the Master Street Plan as a collector street.
A dedication of right-of-way thirty (30) feet from centerline will be
required.
3. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of Tyler Street and "H" Street.
4. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of "H" Street and Harrison Street.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS
Wastewater: Sewer available to this project.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: NO OBJECTION.
2
August 26, 2010
ITEM NO.: 5 (Cont.
FILE NO.: Z-8575
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
Contact Central Arkansas Water regarding the size and location of the
water meter.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 5, 2010)
At the time of Subdivision Committee review, the application included both 5323
"H" Street and 824 N. Harrison. The application was subsequently amended to
remove the 824 N. Harrison property.
The applicant was present. Staff presented the item and noted additional
information was needed regarding dumpster location, site lighting, signage and
building height. The applicant was asked to provide additional details on the
proposed uses and the square footage of the buildings.
Staff noted the site was located in the Hillcrest Design Overlay District and the
plan would be reviewed for compliance with the district standards.
Public Works, Landscape and Utility Comments were noted.
The applicant commented that the proposal would be discussed at the August
Hillcrest Residents Association meeting and a second neighborhood meeting
would also be held.
The Committee forwarded the item to the full Commission after advising the
applicant to respond to staff issues by August 11, 2010.
STAFF ANALYSIS:
When the application was initially filed, it included the properties at 5323 "H"
Street and 824 N. Harrison Street. The application was subsequently amended
to remove the 824 N. Harrison site.
Our Lady of the Holy Souls Catholic Church is requesting a conditional use
permit to allow for use of the former convent building, the Benedict House,
Q
August 26, 2010
ITEM NO.: 5 (Cont.) _ FILE NO.: Z-8575
located at 5323 "H" Street for various church related activities. The Benedict
House is a brick structure containing two -floors and a basement. Total square
footage is 7,710 square feet. A two-story, 750 square foot addition is proposed
to be constructed onto the building's east side for a new elevator and to provide
an accessible entrance. A drop-off lane will be constructed. A parking pad for a
scout trailer will be placed at the rear of the site as will a small storage building
that is currently located on the main church campus.
The interior of the building will be remodeled. The building exterior will be
cleared and new energy efficient windows will be installed. Site lighting will
consist of under canopy lighting at the building's entrances, wall -mounted
security lighting with full cut-offs on the buildings and a possible pole -mounted
fixture at the drop-off driveway. All lighting will comply with the Hillcrest Design
Overlay District criteria. A six foot tall wood privacy fence will enclose the rear
yard. The fence has been pulled back so that it does not extend past the building
on the Tyler Street perimeter. New landscaping will be installed at the drop-off
driveway. No dumpster will be located on the site. Trash is gathered and taken
to an existing dumpster on the Holy Souls campus. The new addition will not
exceed the existing building height of 30'9". The addition exceeds ordinance
required setbacks for the zoning district. Signage will consist only of a wall sign
above the front entrance indicating "Benedict House". No ground mounted signs
are proposed.
The applicant has submitted the following information regarding the specific uses
proposed for the site:
a) Basement Level: Scout Center. Meeting rooms and storage for Holy
Souls sponsored Cub, Girl, and Boy Scout troops and Venture Crew.
Generally scout activities take place between 3:30 and 6:00 PM on
most days of the school week, except Wednesday. Venture Crew
meetings may extend to as late as 8:00 PM. Weekend use of the
facility by the scouts is generally related to off -site activities.
b) First Floor: Parish Meeting Rooms. This area is intended to meet the
parish's need for general meeting space to accommodate both parish
and neighborhood organizations that share the limited space currently
available. These groups include the following (approx. meeting times
noted):
CYM (6:00 — 8:00 PM)
Scouts (3:30 — 8:00 PM)
Church Committees (Noon Hour or early evening)
Scripture Study (7:00 — 9:00 PM)
Stephen Ministry (6:30 — 9:00 PM)
Senior's Group (10:00 AM — 2:00 PM)
M
August 26, 2010
ITEM NO.: 5 (Cont.)
FILE NO.: Z-857
School Committees (Noon Hour or early evening)
Altar Society (7:00 — 9:00 PM)
Knights of Columbus (6:30 — 10:00 PM)
Hillcrest Residents Association (6:00 — 8:00 PM)
Neighborhood Watch (6:00 — 8:00 PM)
c) Second Floor: Catholic Youth Ministry (CYM): Youth activity center for
Jr. High and Sr. High school aged young adults. Will consistent of
meeting spaces, activity areas and game room. CYM meets on
Wednesday evenings beginning around 6:00 PM with most activities
ending by 8:00 PM. During the school year the facility may be kept
open later to accommodate post -football game activities or dances
(held at Allen Center across "H" Street from building), but is typically
closed by 10:00 PM on these occasions. Overnight group "lock -ins" for
Sr. High students and chaperones are scheduled periodically during
the school year, but as the lock -in name implies, the students remain in
the facility throughout the night.
The replacement cost for the building is $1,172,000 and the anticipated
development cost is $750,000. Those numbers trigger compliance with the
Hillcrest DOD. Staff believes the site plan complies with the DOD.
To staff's knowledge, there are no outstanding issues. The bill of assurance is
handwritten and somewhat illegible but likely does not address use issues. The
applicant responded to the issues raised at Subdivision Committee as noted in
the analysis above. Staff believes the continued use of the Benedict House for
church related activities, as proposed, is an appropriate use for the site.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. Compliance with the comments and conditions in Sections 4, 5 and 6 of the
agenda staff report.
2. All new improvements must comply with the Hillcrest Design Overlay District
criteria.
PLANNING COMMISSION ACTION:
(AUGUST 26, 2010)
The applicants were present. There were no objectors present. Staff presented the
item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent
5
August 26, 2010
ITEM NO.: 5
FILE NO.- Z-8575
agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes,
1 absent and 1 open position.
lei
SUBDIVISION COMMITTEI; COMMENTS
AUGUST 5, 2010
ITEM NO.: 5. HOLY SOULS CATHOLIC CHURCH
CONDITIONAL USE PERMIT — 5323 `H' ST AND 824 N. HARRISON Z-8575
Planning Staff Comments:
1. The Bill of Assurance for Lincoln Park Addition is hand written and somewhat illegible but likely does not
address use issues.
2. The property is located in the Hillcrest Design Overlay District.
(a) Submit replacement cost of structures and proposed redevelopment costs to determine if the site
must comply with all overlay requirements.
(b) All new elements; such as lighting, fencing and signage must comply with the overlay.
3. Submit lighting plan for any proposed new lighting.
4. Submit signage plan.
5. Proposed six (6) foot high wood fence must not extend past the fagade of the building on the Tyler Street
perimeter.
Provide square footage of each building.
Provide additional information on proposed uses to help determine parking requirements.
Provide building height of proposed addition.
Locate dumpster/trash collection area and required screening.
Variance/Waivers:
• None requested.
Public Works:
1. Due to the proposed use of the property, the Master Street Plan specifies that Tyler Street for the frontage
of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from
centerline.
2. "H" Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way thirty
(30) feet from centerline will be required.
3. Due to the proposed use of the property, the Master Street Plan specifies that Harrison Street for the
frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet
from centerline.
4. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Tyler Street and "H"
Street.
5. A twenty (20) foot radial dedication of right-of-way is required at the intersection of "H" Street and
Harrison Street.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project,
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: NO OBJECTION.
All Central Arkansas Water requirements in effect at the time of request for water service must be met.
ITEM NO.: 5. (CON'T)_ _ (Z-8575)
Contact Central Arkansas Water regarding the size and location of the water meter.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
Planning Division: No Comments.
Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements.
The zoning buffer ordinance requires a nine (9) foot wide land use buffer along the southern property line next to
the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed.
The zoning buffer ordinance requires a nine (9) foot street buffer along "H" Street. Currently, the site is not
meeting this minimal requirement.
The landscape ordinance requires a nine (9) foot wide perimeter landscape strip around the site's entirety.
Currently, the site plan is deficient along the northern and southern perimeters of the site. A variance must be
obtained from the City Beautiful Commission prior to the issuance of a building permit.
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 along the southern perimeter of the site. Credit towards fulfilling this requirement
can be given for existing trees and undergrowth that satisfies this year -around requirement.
Street trees are both highly encouraged and appreciated.
Other: Submit responses to staff comments and four (4) copies of revised site plan, if required, not later than
Wednesday August 11, 2010. Required notices must be sent via certified mail not later than Wednesday August 11,
2010 and proof of notification returned to staff by August 20, 2010.
MEMORANDUM
To: Mr. Dana Carney,
City of Little Rock, Department of Planning and Neighborhoods
723 West Markham Street
Little Rock, AR 72201-1334
Date: 11 August 2010
Re: SUBDIVISION COMMITTEE COMMENTS
OUR LADY OF THE HOLY SOULS CATHOLIC CHURCH
CONDITIONAL USE PERMIT — 5323 H STREET AND 824 N. HARRISON
Z-8575
Mr. Carney,
Prior to our itemized response to the above referenced comments, Our Lady of the Holy Souls Catholic
Church requests that Lots 19 and 20, Block 1, Lincoln Park Addition to the City of Little Rock (824 N.
Harrison), be removed from consideration for a conditional use permit at this time and our application be
amended to reflect this change.
Planning and Staff Comments
1. Bill of Assurance. No other copies available.
2. a) 5323 H Street approximate replacement cost: $1,172,000 based on published 2010 per
square foot construction cost data (McGraw Hill Construction). No recent appraisal exists for the
property.
Proposed development cost: $750,000.
b) Will comply with lighting, fencing and signage requirements.
3. Lighting plan attached.
4. Proposed north exterior elevation attached indicating building identification signage. No
freestanding signage is anticipated.
5. Fence will be relocated per zoning ordinance requirements.
6. Square footage: Existing Building 7,710 sq.ft. Proposed Addition 750 sq.ft.
7. Proposed Use. 5323 H Street.
a) Basement Level: Scout Center. Meeting rooms and storage for Holy Souls sponsored
Cub, Girl, and Boy Scout troops and Venture Crew. Generally scout activities take place
between 3:30 and 6:00 PM on most days of the school week, except Wednesday.
Venture Crew meetings may extend to as late as 8:00 PM. Weekend use of the facility by
the scouts is generally related to off -site activities.
b) First Floor: Parish Meeting Rooms. This area is intended to meet the parish's need for
general meeting space to accommodate both parish and neighborhood organizations that
share the limited space currently available. These groups include the following (approx.
meeting times noted):
CYM (6:00 — 8:00 PM)
Scouts (3:30 — 8:00 PM)
Church Committees (Noon Hour or early evening)
Scripture Study (7:00 — 9:00 PM)
Stephen Ministry (6:30 — 9:00 PM)
Senior's Group (10:00 AM — 2:00 PM)
School Committees (Noon Hour or early evening)
Altar Society (7:00 — 9:00 PM)
Knights of Columbus (6:30 —10:00 PM)
Hillcrest Residents Association (6:00 — 8:00 PM)
Neighborhood Watch (6:00 — 8:00 PM)
c) Second Floor: Catholic Youth Ministry (CYM): Youth activity center for Jr. High and Sr.
High school aged young adults. Will consistent of meeting spaces, activity areas and
game room. CYM meets on Wednesday evenings beginning around 6:00 PM with most
activities ending by 8:00 PM. During the school year the facility may be kept open later to
accommodate post -football game activities or dances (held at Allen Center across H St.
from building), but is typically closed by 10:00 PM on these occasions. Overnight group
"lock -ins" for Sr. High students and chaperones are scheduled periodically during the
school year, but as the lock -in name implies, the students remain in the facility throughout
the night.
8. Building heights indicated on attached elevation.
9. Trash is gathered and taken to an existing dumpster on the Holy Souls campus. We do not
anticipate the need for a trash facility on this site.
Public Works
The parish will comply with all right-of-way dedication requests as related to 5323 H Street (Items 1, 2 and
4). Because the property at 824 N. Harrison has been withdrawn from consideration, we assume that
right-of-way dedications outline by items 2 (partial), 3 and 5 will no longer be required.
Landscape
By withdrawing 824 N. Harrison from consideration we have also eliminated the proposed new parking on
the west end of this property. This leaves the parking pad at the southeast corner of the 5323 H Street
property as the only proposed new parking. Any required screening, buffers and landscaping will be
provided. Please note that it is our intention to retain all existing mature trees on the site.
If you have any questions or require any further clarification regarding use, please let us know.
Thank you.
Shelley Tienken, Business Manager
Our Lady of the Holy Souls Catholic Church