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HomeMy WebLinkAboutZ-9127 Staff AnalysisApril 21, 2016 ITEM NO.: 4 FILE NO.: Z-9127 NAME: New Hope Baptist Church Parking Lot — Conditional Use Permit LOCATION: Southeast corner of Howard and East 19th Streets OWNER/APPLICANT: New Hope Baptist Church PROPOSAL: A conditional use permit is requested to allow for construction of a church parking lot on this vacant, R-3 zoned property. 1. SITE LOCATION: The property is located at the southeast corner of Howard and West 19th Streets, one block south of Wright Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located at the point where uses transition from the residential neighborhood to the south to the commercial properties along Wright Avenue to the north. The church and an existing parking lot are located across 19th Street to the north. Single family and two family residences and a smaller church are located across Howard Street to the west. Single family and the Gyst House boarding facility are adjacent to the east. Single family extends to the south. A well -designed, landscaped and screened church parking lot is compatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Wright Avenue Neighborhood Association. 3. ON SITE DRIVES AND PARKING: The proposed 49 space parking lot will be accessed via single driveways on West 19th and Howard Streets. The existing parking lot north of West 19th Street, nearest the church, will be slightly modified to create additional handicap accessible spaces. 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. March 10, 2016 ITEM NO.: 4 (Co FILE NO.: Z-9127 A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to south and east are zoned R-2. A twenty-five (25%) percent reduction of this requirement will be allowable due to the site being located in an area designated as "mature". 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 purposed, shall be provided within the landscape ordinance of the city, section 15-81. Due to the utility easement located on the east side of the property a variance may be required from the City Beautiful Commission to eliminate the required plant materials if a planting strip outside of the easement cannot be provided. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. In areas designated as "mature" this strip shall be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Perimeter planting strips will be approximately two (2) feet (6) six inches adjacent to Howard Street and approximately four (4) feet six (6) inches adjacent to W. 19th Street after the thirty (30) right of way dedication. The layout will need to shifted to provide perimeter planting strips adjacent to the right-of-way or a variance from the City Beautiful Commission will be required if perimeter planting strips are less than an average of six (6) feet nine (9) inches. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the March 10, 2016 ITEM NO.: 4 (Cont. FILE NO.: Z-9127 interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 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: Due to the proposed use of the property, the Master Street Plan specifies that Howard Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that W. 19th St. for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of W. 19th St. and Howard St. 4. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Howard St. and W. 19th St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: Please do not place any new trees inside sewer easement at east line. LRW prefers removal of existing large Hackberry trees from easement. Entergy: Entergy does not object to this proposal. Care should be exercised in constructing the drives to the parking lot from Howard and 19th Streets as there are overhead power lines in both locations. Other than that there are no existing Entergy facilities in conflict with the proposed parking lot. Centerpoint Energy: No comment received. 3 March 10, 2016 ITEM NO.: 4 (Cont.) FILE NO.: Z-9127 AT&T: No comment received. Central Arkansas Water: No comment received. Contact Jason Lowder of CAW at 377-1245 with questions. Fire Department: Maintain access. Building Codes: No comment. County Planning: No comments. Rock Region METRO: a) Location is served by METRO on route 16 at Wright Avenue. Service is provided 7 days a week including Sundays from 8:43AM to 4:55 PM in addition to regular weekday and Saturday service. We are concerned that a neighborhood building lot along a transit route with adequate service is being converted to parking. No sidewalks were provided in the design to continue the sidewalk network maintaining access for those with disabilities and seniors to church services. SUBDIVISION COMMITTEE COMMENT: (MARCH 30, 2016) The applicant was not present. Staff presented the item and noted some additional information was required regarding site lighting, typical dimensions of the parking stalls and driveways and the location of any gates. Staff noted a variance was required due to the buffer on the east perimeter being within an easement. Staff noted screening would be installed on the east and south perimeters where the parking lot is adjacent to residential uses. Public Works and Landscape comments were noted and discussed. Staff stated they would meet with the applicant to discuss the comments. The committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: New Hope Baptist Church is located at 1851 Howard Street; the east side of Howard between Wright Avenue and West 19th Street. That property contains the church building and paved parking. The church is requesting approval of a conditional use permit to allow for the construction of a new, 49 space, asphalt -paved parking lot on 3 vacant, R-3 zoned lots located across West 19th Street to the south of the church. Gl March 10, 2016 ITEM NO.: 4 (Cont. FILE NO.: Z-9127 The church plans to make some modifications to the existing parking lot adjacent to the church to create additional handicap accessible parking spaces. The proposed new parking lot will take access via single driveways off of Howard and West 19th Streets. Landscaping and buffers will be installed to comply with code requirements. A 6 foot wood fence or opaque screen will be installed along the east and south perimeters where adjacent to residential uses. The buffer on the east perimeter is within an easement. For this reason, staff believes the screening on the east and south perimeters should be a 6 foot tall wood fence. Staff met with the applicant and the applicant has submitted responses to the issues raised at Subdivision Committee. The required right-of-way dedication and sidewalk construction have been indicated on the site plan. The dimensions of the parking stalls and driveways have been provided. The parking lot will not be gated and the only fencing will be the screening fencing. The parking lot will be asphalt with concrete driveway aprons. Any parking lot light poles will be limited to 20 feet in height with the lights shielded downward and into the site. The 1888 Plat/Bill of Assurance and the 1958 Urban Renewal Replat do not specifically address use issues. The 1958 Replat does state "The development and use of land shall conform to all applicable laws, codes, ordinances and regulations which relate to the utilization of land." STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. A six foot tall wood screening fence is to be installed on the east and south perimeters of the property. The fence is to be designed with the finished side facing out. 3. Any site lighting is to be low-level and directional, shielded downward and into the site. Staff recommends approval of the variance to allow the buffer on the east perimeter to be in an easement. 5 March 10, 2016 ITEM NO.: 4 Cont. FILE NO.: Z-9127 PLANNING COMMISSION ACTION: (APRIL 21, 2016) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above, including the variance. There was no further discussion. The item was placed on the consent agenda and approved by a vote of 11 ayes, 0 noes and 0 absent. R SUBDIVISION COMMITTEE COMMENTS MARCH 30, 2016 ITEM NO.: 4. NEW HOPE BAPTIST CHURCH PARKING LOT - CONDITIONAL USE PERMIT SOUTHEAST CORNER OF HOWARD & W. 19TH STREETS Z-9127 Planning Staff Comments: 1. The 1888 Plat/Bill of Assurance and the 1958 Urban Renewal Replat do not specifically address use issues. The 1958 Replat does state "The development and use of land shall conform to all applicable laws, codes, ordinances and regulations which relate to the utilization of land." 2. On the site plan, provide typical dimensions of the parking spaces and the drive aisle width. 3. Provide details of any proposed site lighting. Any parking lot light poles should be limited to 20 feet in height with the lights shielded downward and into the site. 4. Will the parking lot be gated after hours? 5. A variance is needed due to the buffer on the east perimeter being within an 8' easement. 6. Note on the plan what material will be used to pave the parking lot (concrete or asphalt). 7. All perimeters of the parking area and landscape islands shall have concrete curb. Variance/Waivers: • Buffer within an easement on the east perimeter. Public Works - I. Due to the proposed use of the property, the Master Street Plan specifies that Howard Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. Due to the proposed use of the property, the Master Street Plan specifies that W. 19th St. for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of W. 19th St. and Howard St. 4. Sidewalks with appropriate handicap ramps are required to be installed adjacent to Howard St. and W. 19th St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Utilities and Fire Department/County Planning: Little Rock Wastewater: Please do not place any new trees inside sewer easement at east line. LRW prefers removal of existing large Hackberry trees from easement. Entergy: Entergy does not object to this proposal. Care should be exercised in constructing the drives to the parking lot from Howard and 19th Streets as there are overhead power lines in both locations. Other than that there are no existing Entergy facilities in conflict with the proposed parking lot. Centerpoint Energy: No comment received. . ITEM NO.A. CON'T Z-9127 AT&T: No comment received. Central Arkansas Water: No comment received. Contact Jason Lowder of CAW at 377-1245 with questions. Fire Department: Maintain access. Building Codes: No comment. County Planning: No comments. Rock Region METRO: a) Location is served by METRO on route 16 at Wright Avenue. Service is provided 7 days a week including Sundays from 8:43AM to 4:55 PM in addition to regular weekday and Saturday service. We are concerned that a neighborhood building lot along a transit route with adequate service is being converted to parking. No sidewalks were provided in the design to continue the sidewalk network maintaining access for those with disabilities and seniors to church services. Planning Division: No comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to south and east are zoned R-2. A twenty-five (25%) percent reduction of this requirement will be allowable due to the site being located in an area designated as "mature". 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 purposed, shall be provided within the landscape ordinance of the city, section 15-81. Due to the utility easement located on the east side of the property a variance may be required from the City Beautiful Commission to eliminate the required plant materials if a planting strip outside of the easement cannot be provided. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. In areas designated as "mature" this strip shall be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. Perimeter planting strips will be approximately two (2) feet (6) six inches adjacent to Howard Street and approximately four (4) feet six (6) inches adjacent to W 191h Street after the thirty (30) right of way dedication. The layout will need to shifted to provide perimeter planting strips adjacent to the right -of- way or a variance from the City Beautiful Commission will be required if perimeter planting strips are less than an average of six (6) feet nine (9) inches. ITEM NO.:4. CON'T Z-9127 Screening requirements will need to be met for the vehicular use areas adjacent to street right-of- ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 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, April 6, 2016. 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 April 6, 2016. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than April 15, 2016.