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HomeMy WebLinkAboutZ-9186 Staff AnalysisJanuary 5, 2017 ITEM NO.: 4 FILE NO.: Z-9186 NAME: St. John Missionary Baptist Church Parking Lot — Conditional Use Permit LOCATION: 1921 East 6th Street OWNER/APPLICANT: St. John Missionary Baptist Church/ Pastor C. B. Robinson PROPOSAL: A conditional use permit is requested to allow for construction of a church parking lot on this R-4 zoned, 0.21 acre lot. ITE LOCATION: The site is located at the southwest corner of East 6th Street and Kimball Street. 2. COMPATIBILITY WITH NEIGHBORHOOD - The subject property is zoned R-4. The property is located in an area of mixed uses and zoning. R-4 zoned property containing single family homes and vacant lots is located to the south and east. 1-2 zoned property is located further east. St. John Missionary Baptist Church is located across East 6th Street to the north. PR zoned property is also located across East 6th Street. C-3 zoned property is located immediately to the west, with single family residences to the southwest. 1-2 zoned property and uses are located further west along Bender Street and Bond Avenue. A Little Rock School District warehouse facility is located to the northwest. In staffs opinion, the proposed parking lot development to serve the existing church development across East 6th Street to the north will be compatible with the neighborhood. Notice of the public hearing was sent to all owners of property located within 200 feet of the site and the East Little Rock Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Access to the site will be via driveways from Kimball Street along the east property line and from the alley right-of-way along the west property line. The alley right-of-way will be improved from East 6th Street to the driveway access. The site will not be gated. January 5, 2017 ITEM NO.: 4 Cont.) FILE NO.: Z-9186 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (Y2) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the perimeter width requirements is acceptable. A minimum six (6) foot nine (9) inch buffer is required adjacent to the East 6th Street and Kimble Street right-of-ways. Screening requirements will need to be met for the vehicular use areas adjacent to street rights -of -way. 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. 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. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the perimeter width requirements is acceptable. A minimum six (6) foot nine (9) inch perimeter planting strip is required between the back of the curb and the south property line. 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. The property is located in the City's designated mature area. A 25% reduction of the interior parking requirements is acceptable. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 2 January 5, 2017 ITEM NO.: 4 (Cont.) FILE NO.: Z-9186 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: 1. E.6th St. is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Kimball St. is classified on the Master Street Plan as a commercial street. A dedication of right-of-way 30 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of E. 6th St. and Kimball St. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kimball St including 5-foot sidewalks with planned development. The new back of curb should be located 15.5 ft. from centerline. 5. Sidewalks with appropriate handicap ramps are required to be installed adjacent to E. 6th St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. The E. 6th St. curb and gutter should be cleaned all debris and vegetation removed. 7. The existing alley on the west should be paved with asphalt a minimum width of 20 ft. from E. 6th St. to the south property line. 8. All driveways shall be concrete aprons per City Ordinance. The existing alley apron should be reconstructed to meet CLR detail PW-35. 9. If gates are proposed to be installed, they should be shown on plans and located at least 20 ft. from the Kimball St. curb. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Little Rock Wastewater: No comments received. Entergy: Entergy does not object to this proposal. A power line exists along East 6th Street in front of the proposed parking lot. It does not 3 January 5, 2017 ITEM NO.: 4 (Cont.) FILE NO.: Z-9186 appear to be in conflict with the proposed development. Care must be used to maintain proper clearances in the construction of any entry drives to this property as they will be constructed underneath the existing power line. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Fire Department: Fire Hydrants. 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. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loadinq Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. 12 January 5, 2017 ITEM NO.: 4 Cont. FILE NO.: Z-9186 Building Codes: No comments. County Planning: No comment received Rock Region METRO: Location is currently served by METRO on route 6 Clinton Presidential Center/ Airport. The location is directly on the transit route. We recommend improvement to the existing sidewalks for continued access to the transit route. Route 6 does have Sunday service 8:30AM to 4:30PM. Planning Division: No comment. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 7, 2016) Pastor C. B. Robinson and other church members were present, representing the application. Staff presented the item, noting that minimal amount of information was needed. In response to a question from staff, Pastor Robinson noted that the proposed parking lot will not be gated. Staff noted that a variance needed to be requested for reduced street and land use buffers along the north, south and east perimeters of the proposed parking lot. The Public Works requirements were briefly discussed. It was noted that the alley along the west property line would be improved with 20 feet of pavement width to just past the proposed driveway. The Landscape/Buffer requirements were also discussed. It was noted that a variance needed to be approved by the City Beautiful Commission for reduced perimeter landscape strips. The variance issue was briefly discussed. After the discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYSIS: A conditional use permit is requested to allow for the construction of a church parking lot on this vacant, R-4 zoned, 0.21 acre lot. The property is located at the southwest corner of East 6th Street and Kimball Street. The lot is vacant. An old single family residence was recently removed from the property. The proposed parking lot will serve the existing church use across East 6th Street to the north. The proposed parking lot will contain 24 paved parking spaces. Access to the lot will be via driveways from Kimball Street and the alley right-of- way along the west property line. Perimeter landscape and buffer strips will be 5 January 5, 2017 ITEM NO.: 4 (Cont.) FILE NO.: Z-9186 provided along all lot lines. Interior landscaping will also be provided. The proposed parking lot will not be gated. Section 36-522 (b) of the City's Zoning Ordinance requires six (6) foot nine (9) inch land use and street buffers along the north, south and east perimeters. The proposed site plan provides a four (4) foot wide buffer along the east (Kimball Street) property line and three (3) foot wide buffers along the north and south property lines. Therefore, the applicant is requesting a variance to allow the reduced buffers. Staff is supportive of the requested buffer variance. The lot is relatively small, being only 66 feet wide and 140 feet deep. In order to provide the required parking stall depth and maneuvering area, the minimum required buffers widths are deficient. The applicant is splitting the remaining area to provide three (3) foot buffers along the north and south perimeters. The City Beautiful Commission will also need to approve a variance for reduced perimeter landscape strips (width). All of the required plantings (number of trees and shrubs) will be able to be placed within the buffer/landscape strips as proposed. To staff's knowledge, there are no outstanding issues. Staff believes the proposed church parking lot 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 as noted in Sections 4, 5 and 6 of the agenda staff report. 2. The site is not to be gated. 3. The City Beautiful Commission must approve the variance for reduced landscape strip width. Staff recommends approval of the requested variance to allow reduced land use and street buffer widths. PLANNING COMMISSION ACTION: (JANUARY 5, 2017) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The application was placed on the Consent Agenda for approval, as recommended by staff. The Consent Agenda was approved by a vote of 8 ayes, 0 nays, 1 recusal, 1 absent and 1 open position. The application was approved. N. SUBDIVISION COMMITTEE COMMENTS DECEMBER 7, 2016 ITEM NO.: 4. ST, JOHN MISSIONARY BAPTIST CHURCH PARKING LOT CONDITIONAL USE PERMIT 1921 E. 6TH STREET Z-9186 Planning Staff' Comments: 1. The proposed parking lot will serve the existing church facility to the north, across E. 6th Street. The area proposed for the parking lot is currently undeveloped. 2. Will the parking lot be gated? If so, discuss and provided details to staff. 3. A variance needs to be requested for reduced street and land use buffers along the north, south and east perimeters of the proposed parking lot. Request variance in writing. 4. Provide proof of notification of the property owners within 200 feet of the site, including the certified abstract list, notice form with affidavit executed and certified mail receipts. The notice must be mailed no later than December 21, 2016. The Office of Planning and Development must receive the proof of notice no later than December 30, 2016. Variance/Waivers: • A variance needs to be requested for reduced street and land use buffers. Public Works: 1. E.6th St. is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. Kimball St. is classified on the Master Street Plan as a commercial street. A dedication of right-of- way 30 feet from centerline will be required. 3. A 20 foot radial dedication of right-of-way is required at the intersection of E. 6th St. and Kimball St. 4. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kimball St including 5-foot sidewalks with planned development. The new back of curb should be located 15.5 ft from centerline. 5. Sidewalks with appropriate handicap ramps are required to be installed adjacent to E. 6th St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 6. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. The E. 6th St. curb and gutter should be cleaned all debris and vegetation removed. 7. The existing alley on the west should be paved with asphalt a minimum width of 20 ft from E. 6th St. to the south property line. 8. All driveways shall be concrete aprons per City Ordinance. The existing alley apron should be reconstructed to meet CLR detail PW-35. 9. If gates are proposed to be installed, they should be shown on plans and located at least 20 ft from the Kimball St. curb. 10. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. ITEM NO.: 4. CON'T Z-9186 Utilities and Fire Department/County Planning: Little Rock Wastewater: No comments received. Entergy: Entergy does not object to this proposal. A power line exists along East 6th Street in front of the proposed parking lot. It does not appear to be in conflict with the proposed development. Care must be used to maintain proper clearances in the construction of any entry drives to this property as they will be constructed underneath the existing power line. Contact Entergy in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No comments received. Fire Department: Fire Hvdrants. 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. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loadinv Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: No comments. County Planning: No comment received ITEM NO.: 4. CON'T Z-9186 Rock Region METRO: a) Location is currently served by METRO on route 6 Clinton Presidential Center/ Airport. The location is directly on the transit route. We recommend improvement to the existing sidewalks for continued access to the transit route. Route 6 does have Sunday service 8:30AM to 4:30PM. Planning Division: No comment. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements and the Presidential Park Overlay District. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/z) the full width requirement but in no case less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the perimeter width requirements is acceptable. A minimum six (6) foot nine (9) inch buffer is required adjacent to the East 6th Street and Kimble Street right-of-ways. 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. 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. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the perimeter width requirements is acceptable. A minimum six (6) foot nine (9) inch perimeter planting strip is required between the back of the curb and the south property line. 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. The property is located in the City's designated mature area. A 25% reduction of the interior parking requirements is acceptable. 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 written additional information as requested to staff no later than Wednesday, December 14, 2016.