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HomeMy WebLinkAboutZ-9008 Staff AnalysisFebruary 26, 2015 ITEM NO.: 4 FILE NO.: Z-9008 NAME: The Spiritual Assembly of the Baha'is — Conditional Use Permit LOCATION: 511 N. Pine Street OWNER/APPLICANT- The Spiritual Assembly of the Baha'is/ Naadia Shafizadeh, Corresponding Secretary PROPOSAL: A conditional use permit is requested to recognize the historical use of this R-3 zoned property as a place of worship and associated activities. The larger building is used as the principal place of worship. The smaller building is used for classroom space, storage and occasionally as short-term housing for a missionary. SITE LOCATION: The property is located on the east side of N. Pine Street, one lot north of Lee Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The Baha'is Center has been located at this site since 1972. The 0-3 and R-5 properties to the south contain a two-story, seven -unit and six -unit multifamily building respectively. The Pulaski Heights Middle School is located on the large tract south of Lee Avenue, just south of the site. Other uses in the immediate vicinity include duplexes and single family residential. The Baha'i Center proposes no changes to the property. The proposed CUP will recognize and accommodate the Center's historical use of the site. As such, it should continue 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 Hillcrest Residents Association. 3, ON SITE DRIVES AND PARKING: The site contains a single -wide driveway that can accommodate 3± stacked vehicles. The applicant states the largest of their assemblies has about 20 persons, requiring 4 parking spaces based on 1 space per 5 persons for churches in place prior to 1988. The Baha'i Center has occupied the site for 40 years and parking does not appear to have been an issue. February 26, 2015 ITEM NO.: 4 Cont. FILE NO.: Z-9008 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS. - No Comments. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: No Objection. Entergy: Does not object to this proposal. Electrical service is currently provided from the alley in the rear of the property. Centerpoint Energy: AT&T: No comment received. Water: No Objection Fire Department: Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Building Codes: Property is a change in occupancy and subject to full commercial plan review approval prior to occupancy. Modification to include but are not limited to the following: 1. Smoke Detectors in all sleeping areas and just outside all sleeping areas. 2. A restroom is required. 3. Occupancy must meet minimum housing standards of the City of LR. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; criche littlerock.org or Mark Alderfer at 501.371.4875; malderfer Iittlerock. or . 2 February 26, 2015 ITEM NO.: 4 (Cont.) FILE NO.: Z-9008 County Plannirtq: No Comments. CATA: The area is directly served by CATA on two major routes along Kavanaugh and Lee Avenues. This location is not in our long range planning. The proposal may have some impacts to services because a church without off street parking would attract cars to the spaces available on street. Excessive parking during service hours impedes the access to the transit stops in this area. SUBDIVISION COMMITTEE COMMENT (FEBRUARY 4, 2015) Naadia Shafizadeh was present representing the application. Staff presented the item and requested additional information regarding signage and typical days and hours of operation. Staff also asked what the typical number of persons attending those activities would be. Ms. Shafizadeh responded that the requested information would be provided. During a discussion of parking, Ms. Shafizadeh stated parking had never been a problem at the site. It was noted that the Spiritual Assembly had been at this location since 1972. Utility, Fire Department and Building Code Comments were noted. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The Spiritual Assembly of the Baha'is of Little Rock is located on the R-2 zoned property at 511 N. Pine Street. The Baha'i Center has occupied the site as a place of worship and related activities since 1972; predating the requirement that churches and similar places of worship obtain a conditional use permit to locate in a residential zone. The property contains two structures; a two-story residential structure and a one- story accessory building. The site contains a single wide driveway with stacked parking for 3± vehicles. The larger structure has served as a place of worship and study since 1972. Care -takers have intermittently resided in the structure. The smaller structure has intermittently been occupied as a residence over the years the Baha'i Center has been located on the site. That structure has been vacant for over six months. The Baha'i Center is requesting approval of a conditional use permit to 3 February 26, 2015 EM NO. 4 (Cont. FILE NO.: Z-9008 recognize their use of the site as a place of worship and related activities. The larger building will continue to be used as a place of worship and study. The smaller building will be used as housing for a missionary. It will also be used as an extension of the religious activities taking place within the larger building; primarily as a space for children and youth activities and lessons and as storage space. No physical charges to the property are proposed. The site has a small ground mounted sign and no change in signage is proposed. The main days and times for activities are every other Thursday during late afternoons, every other Saturday from 1:00 — 5:00 p.m. and Sunday mornings from 10:00 a.m. — noon. In addition, there are occasional gatherings on other days and hours. The typical number of persons attending the site during these activities vary from 2 — 20, but the more frequent meetings are small in nature and tend to have low numbers of persons attending, approximately 4 — 10. Although there is limited on -site parking, it has not been an issue in the 40 years that the Baha'i Center has occupied the site. No change is being proposed that would substantially affect attendance. To staff's knowledge, there are no outstanding issues. The 1903 bill of assurance for Pulaski Heights Addition does not address use issues. AFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Section 6 of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 26, 2015) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to the conditions 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. The vote was 8 ayes, 0 noes, 1 absent and 2 open positions. El SUBDIVISION COMMITTEE COMMENTS FEBRUARY 4, 2015 ITEM NO.: 4 THE SPIRITURAL ASSEMBLY BAHA'IS CONDITIONAL USE PERMIT _ 511 N. Pine Street (Z-90QL Planning Staff Comments: 1. The 1903 Bill of Assurance for Pulaski Heights Addition does not address use issues. 2. Provide a signage plan. 3. What are the typical days and hours of activities? 4. What is the typical number of persons attending the site during those activities? Variance/Waivers: • Parking (potentially) Public Works: 1. 2. Utilities and Fire Department/County Planning: Wastewater: No Objection. Entergy: Does not object to this proposal. Electrical service is currently provided from the alley in the rear of the property. Centerpoint Energy: AT&T: Water: No Objection Fire Department: Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Building Codes: Property is a change in occupancy and subject to full commercial plan review approval prior to occupancy. Modification to include but are not limited to the following: 1. Smoke Detectors in all sleeping areas and just outside all sleeping areas. 2. A restroom is required. 3. Occupancy must meet minimum housing standards of the City of LR. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichev_nlittlerock.or or ITEM NO.:4 CON'T Z-9008 Mark Alderfer at 501.371.4875; malderfer a. littlerock.org. County Planning: No comments CATA: The area is directly served by CATA on two major routes along Kavanaugh and Lee Avenues. This location is not in our long range planning. The proposal may have some impacts to services because a church without off street parking would attract cars to the spaces available on street. Excessive parking during service hours impedes the access to the transit stops in this area. Planning Division: No comments Landscape: Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday February 11, 2015. 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 February 11, 2015. The City - provided notice form must be used. Proof of notice is to be provided to staff no later than February 20, 2015.