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HomeMy WebLinkAboutZ-8922 Staff AnalysisMarch 20, 2014 ITEM NO.: 4 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z-8922 13th Street and Cedar Parking Lot — Conditional Use Permit West side of 1300 Block of S. Cedar Street Theressa Hoover United Methodist Church PROPOSAL: A conditional use permit is requested to allow for construction of a church/city parking lot on this R-3 and R-4 zoned property. SITE LOCATION: The site is located on the west side of S. Cedar Street, between West 13th and West 14th Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed institutional and residential uses. Theressa Hoover United Methodist Church occupies the block to the north. The new LRPD substation is being built to the northeast. Some parking for the substation will be located in the block to the east. The neighborhood resource center is located one block to the east. The 12th Street Commercial Corridor is one block to the north. The nearby residential uses are varied, including occupied and unoccupied structures. The proposed parking lot will fulfill a need for parking for both the church and the City facility. The use appears to be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Stephens Area Faith, Hope, Forest Hills and Pine to Woodrow Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The parking lot consists of 18 spaces located north of the alley and 31 spaces south of the alley. Access is from 13th Street or the alley. At this time, the alley will remain open. At some point in the future, consideration may be given to pursuing the abandonment of the alley right-of-way. The church is requesting approval of an 18 month deferral of the paving and landscape requirements. There is immediate need for the unimproved parking. The lot will be paved and landscaped within 18 months of its initial use. As part of its lease agreement, the City will be constructing the improvements. March 20, 2014 ITEM NO.: 4 (Cont.)FILE NO.: Z-8922 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and proposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. The property to the west is zoned R-4, therefore a minimum nine (9) foot wide buffer is required along the west property line. Interior landscape area shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. Developments of less than one (1) acre shall have a water source within seventy-five (75) feet of the plants to be irrigated. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 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 larger. 5. PUBLIC WORKS COMMENTS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 13th and Cedar and at 14th and Cedar. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 13th Street, Cedar Street and 14th Street including 5-foot sidewalks with planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. 2 March 20, 2014 ITEM NO.: 4 (C FILE NO_: Z-8922 Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. The proposed development will block an existing public alley. Per City code, vehicles are not allowed to park within a public alley. 6. Staff believes the proposed number of driveways should be reduced. 7. Storm water detention will not apply to the proposed development. 8. Street lights are required by Section 31-403 of the Little Rock Code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more information. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Work with Entergy on location of proposed lights. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No Objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Approved as submitted. County Planning: No Comments. CATA: CATA bus route located one block to the north on 12th Street. 3 March 20, 2014 ITEM NO.: 4(Cont.)FILE NO.: Z-8922 SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 19, 2014) The applicants were present. Staff presented the item and noted there was some additional information needed regarding fencing and lighting. The applicant was asked to specify the length of the requested paving deferral. Staff noted the plan needed to be revised to eliminate parking in the alley as the alley right-of-way was still open. Public Works, Landscape and Other Agency Comments were noted and discussed. The applicant was asked to provide response and revisions to staff by February 26, 2014. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Theressa Hoover United Methodist Church is requesting approval of a conditional use permit to allow for construction of a 49 space parking lot to be located on the west side of S. Cedar Street, between West 13th Street and Daisy Bates (14th). The property consists of 2 lots north of the alley and 3 lots south of the alley. The parking lot is to serve the church and the City of Little Rock. The City and THUMC are entering into a twenty-five year lease whereby a portion of the parking lot will be available for use in conjunction with the new LRPD Substation currently being built in the block to the northeast of this site. A variance is requested to allow an 18 month deferral of the paving and landscaping requirement for the new parking lot. The parties are entering into a 25 year lease. During the term of the lease, the City will not pay rent for use of the church -owned parking lot. In lieu of rent, the City will pay the cost of all demolitions on the property and construction of the permanent parking lot, including landscaping. THUMC will construct and maintain the temporary parking lot. THUMC will maintain the permanent parking lot and associated landscaping once it is constructed and installed. A 6' wood privacy fence will be erected on the west perimeter of the parking lot. A 6' decorative metal fence is shown as an option to be placed on the 3 street perimeters of the parking lot. Lighting will be low-level and directional, aimed downward and into the site. Landscape and buffer areas appear to comply with Code requirements. The applicant submitted responses and revised the proposed site plan to address all issues raised at Subdivision Committee. The previously indicated driveway onto the site from Daisy Bates has been removed. The parking that had been shown in the alley has been removed and the plan has been modified 4 March 20, 2014 ITEM NO.: 4 (Cont. FILE NO.: Z-8922 to show the alley right-of-way to remain open. At some point in the future, the church and other property owners may pursue abandonment of the alley. To staffs knowledge there are no outstanding issues. The plat/bill of assurance for W. B. Worthen's Addition does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of the requested 18 month deferral of the paving and landscape requirements for the parking lot subject to the following conditions: 1. The required 6 foot tall wood privacy fence (finished side facing outward) is to be constructed with the initial construction of the temporary parking lot. 2. Driveway aprons and curb cuts must comply with any applicable Public Works requirements. 3. The temporary parking lot is to be surfaced with gravel or a similar material and maintained in a manner that does not result in the creation of dust, mud, silt or standing water. PLANNING COMMISSION ACTION: (MARCH 20, 2014) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, including the noted variances, as 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 by a vote of 10 ayes, 0 noes and 1 absent. 5 SUBDIVISION COMMITTEE COMMENTS FEBRUARY 19, 2014 ITEM NO.: 4. 13TH STREET AND CEDAR PARKING LOT WEST SIDE OF 1300 BLOCK OF S. CEDAR STREET (Z-8922) Planniniz Staff Comments: 1. The Bill of Assurance/Plat for W. B. Worthen's Addition does not address use issues. 2. Specify the length of the requested paving deferral. 3. Locate and describe any fencing and gates. 4. Locate and describe any proposed fencing. 5. Specify that all site lighting will be low-level and directional, shielded downward and into the site. 6. The alley must remain open and unimpeded. Remove the parking from the alley and redesign the site plan to reflect the alley remaining open or file an application to abandon the alley right-of-way. Variance/Waivers: ■ Unspecified deferral of paving and landscaping. Public Works: 1. A 20 foot radial dedication of right-of-way is required at the intersection of 13th and Cedar and at 14th and Cedar. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 13`h Street, Cedar Street and 14`h Street including 5-foot sidewalks with planned development. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. The proposed development will block an existing public alley. Per City code, vehicles are not allowed to park within a public alley. 6. Staff believes the proposed number of driveways should be reduced. 7. Storm water detention will not apply to the proposed development. 8. Street lights are required by Section 31-403 of the Little Rock Code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Greg Simmons) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Work with Entergy on location of proposed lights. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No Objections. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. ITEM NO.: 4. CON'T 4-89-24 Contact Central Arkansas Water if additional fire protection or metered water service is required. Contact Central Arkansas Water regarding the size and location of the water meter. Fire Department: Approved as submitted. County Planning: No Comments. CATA: CATA bus route located one block to the north on 12tb Street. Planning Division: No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. A land use buffer will be required when an adjacent property has a dissimilar use of a more restrictive nature. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and proposed, shall be provided within the Landscape Ordinance of the City, Section 15-81. The property to the west is zoned R-4, therefore a minimum nine (9) foot wide buffer is required along the west property line. Interior landscape area shall comprise a minimum of eight (8) percent of any vehicular use area containing twelve (12) or more parking spaces. Developments of less than one (1) acre shall have a water source within seventy-five (75) feet of the plants to be irrigated. Landscape within or adjacent to vehicular use areas shall be protected with wheel stops, curbing, or other vehicular controls. 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 larger. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday February 26, 2014. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday March 5, 2014. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than March 14, 2014.