Loading...
HomeMy WebLinkAboutZ-9295-A Staff AnalysisSUBDIVISION COMMITTEE COMMENTS NOVEMBER 13, 2019 ITEM NO.: 4. SHILOH EXCEL CHRISTIAN SCHOOL REVISED CONDITIONAL USE PERMIT 2400 S. MAPLE STREET (Z-9295-A) Planning Staff Comments: 1. Will there be any new signage?yes, there will be signage identifing the school located on the bldg. 2. Where will cafeteria/assembly space be located? will use existing church cafeteria/kitchen 3. The plat/Bill of Assurance does not address use issues. VarianceNVaivers: a Waiver of half -street improvements to Maple and 25th Public Works: 1. Due to the proposed use of the property, the Master Street Plan specifies that 25th Street for the frontage of this property must meet commercial street standards. Dedicate right-of- way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the intersection of 25th St. and Maple St. Will provide 3. At the time enrollment exceeds 15 students, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 25th St. including 5-foot sidewalks with increase in enrollment. The new back of curb on 25th St. should be located 15.5 ft the center of the street from Maple St. to the alley. 4. Repair or replace any sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. Close all unused curb cuts. will provide/shown on current layout. Will close all unused curb cuts. 5. The proposed south building is proposed to be constructed within the sight triangle. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 ft back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of 25th St and Maple St. see attached updated site plan. layout has been revised to accommodate. 6. Appropriate handicap ramps are required at the intersection of Maple St. and 25 th St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. will provide per attached site plan. 7. Show the proposed drop off/pick up area with an estimate of the vehicular stack length. The existing church parking lot north of the sanctuary will be utilized for drop off and PICK up. Utilities and Fire Deoartment/County. Planning: Indicated on attached updated site plan. Little Rock Water Reclamation Authority: Revised Conditional Use Sewer Available to this site. Capacity Fee Analysis Required. Entergy: Entergy does not object to this proposal. There appears to be a small conflict with existing electrical utilities at this location. The proposed demo and reconstruction of ITEM NO_4. (CONS (Z-9295-A) the curb and gutter at the corner of 25th and S Maple interferes with an existing 3-phase line. Relocation of the line will require the property owner to pay for this relocation. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Service to be relocated/relocated as required. Centerpoint Energy: No comment received. AT&T: No comment received. Central Arkansas Water. - All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required Fire Department: No comments. Building Codes: No comments. County Planning: No comments received. Rock Region METRO: No comments - Planning Division: No comments. Landscape: will comply with landscape requirements. drawings have been updated to reflect our understanding of the requirements. 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along or the street rights -of -way. This strip shall be at least nine (9) feet wide. The minimum dimension shall be one-half (1/2) the full width requirement but in no case be less than nine (9) feet. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. A small amount of landscape will be required adjacent to the Maple and 25th Street's right's -of -way. 3. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. ITEM NO.:4. =N-1} Z-9295-A 4. 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, November 20, 2019. Required notice are to be sent via certified mail no later than November 20, 2019. The City provided notices form must be used. Proof of notices is to be provided to staff no later than November 29, 2019. SUBDIVISION COMMITTEE COMMENTS NOVEMBER 13, 2019 ITEM NO.: 4. SHILOH EXCEL CHRISTIAN SCHOOL REVISED CONDITIONAL USE PERMIT 2400 S. MAPLE STREET (Z-9295-A) Planning Staff Comments: 1. Will there be any new signage? 2. Where will cafeteria/assembly space be located? 3. The plat/Bill of Assurance does not address use issues. Variance/Waivers: Waiver of half -street improvements to Maple and 25tn Public Works: 1. Due to the proposed use of the property, the Master Street Plan specifies that 25th Street for the frontage of this property must meet commercial street standards. Dedicate right-of- way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the intersection of 25th St. and Maple St. 3. At the time enrollment exceeds 15 students, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 25th St. including 5-foot sidewalks with increase in enrollment. The new back of curb on 25th St. should be located 15.5 ft the center of the street from Maple St. to the alley. 4. Repair or replace any sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. Close all unused curb cuts. 5. The proposed south building is proposed to be constructed within the sight triangle. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 ft back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of 25th St and Maple St. 6. Appropriate handicap ramps are required at the intersection of Maple St. and 25 th St. in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 7. Show the proposed drop off/pick up area with an estimate of the vehicular stack length. Utilities and Fire DepartmentlCounty Planning: Little Rock Water Reclamation Authority: Revised Conditional Use Sewer Available to this site. Capacity Fee Analysis Required. Entergy: Entergy does not object to this proposal. There appears to be a small conflict with existing electrical utilities at this location. The proposed demo and reconstruction of ITEM NO.A. (CON'T) (Z-9295-A) the curb and gutter at the corner of 25th and S Maple interferes with an existing 3-phase line. Relocation of the line will require the property owner to pay for this relocation. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. ATU: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required Fire Department: No comments. Building Codes: No comments. County Planning: No comments received. Rock Region METRO: No comments. Planning Division: No comments. Landscape: Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along or the street rights -of -way. This strip shall be at least nine (9) feet wide. The minimum dimension shall be one-half (Y2) the full width requirement but in no case be less than nine (9) feet. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. A small amount of landscape will be required adjacent to the Maple and 25tn Street's right's -of -way. 3. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. ITEM NO.:4. CON'T Z-9295-A 4. 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, November 20, 2019. Required notice are to be sent via certified mail no later than November 20, 2019. The City provided notices form must be used. Proof of notices is to be provided to staff no later than November 29, 2019. December 5, 2019 ITEM NO.: 4 FILE NO.: Z-9295-A NAME: Shiloh Excel Christian School Revised — Conditional Use Permit LOCATION: 2400 S. Maple Street OWNER/APPLICANT: Seventh Day Adventist Church/Owner John Watkins/Applicant PROPOSAL: A conditional use permit is requested to allow for the use of permanent modular buildings for a previously approved private school in lieu of space in the existing church building. The property is zoned R-3. SITE LOCATION: The site is located on the west side of S. Maple Street, about two blocks north of Asher Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: A church has been located on this site no less than 70 years, going back to when it was constructed and occupied by Henderson Methodist Church. Throughout the years, the church has hosted various daycare and private school uses. The Garland Elementary School building, now occupied by a charter school, is located across the street. Single family residential properties are located in the immediate area around the church site. Along Asher Avenue, one block to the south, the uses are varied; including residential, office and commercial. The commission has previously approved a 40 student private school to be located in the church building. Allowing this smaller, 15 student school, within permanent classroom buildings, should also 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 Love, Goodwill and Midtown Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: The site contains a concrete parking lot with 32 spaces. Access is off of two driveways onto Maple Street. No changes are proposed. The drop off/pick up of students will occur in this parking lot. The existing parking is more than sufficient to accommodate this small (15 student) private school, December 5, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9295-A 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along or the street rights -of -way. This strip shall be at least nine (9) feet wide. The minimum dimension shall be one-half (Y2) the full width requirement but in no case be less than nine (9) feet. Provide trees with an average linear spacing of not less than thirty (30) feet within the perimeter planting strip. Provide three (3) shrubs or vines for every thirty (30) linear feet of perimeter planting strip. A small amount of landscape will be required adjacent to the Maple and 25th Street's right's -of -way. 3. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before a certificate of occupancy can be obtained. 4. 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. Due to the proposed use of the property, the Master Street Plan specifies that 25th Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the intersection of 25th Street and Maple Street. 3. At the time enrollment exceeds 15 students, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to 25th Street including 5-foot sidewalks with increase in enrollment. The new back of curb on 25th Street should be located 15.5 ft. the center of the street from Maple Street to the alley. 4. Repair or replace any sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right- of-way prior to occupancy. Close all unused curb cuts. 5. The proposed south building is proposed to be constructed within the sight triangle. In accordance with Section 32-8, no obstruction to visibility shall be located within a triangular area 50 ft. back from the intersecting right-of-way line (or intersecting tangent lines for radial dedications) at the intersection of 25th Street and Maple Street. r. December 5, 2019 ITEM NO.: 4 (Cont,) FILE NO.: Z-9295-A 6. Appropriate handicap ramps are required at the intersection of Maple Street and 25th Street in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 7. Show the proposed drop off/pick up area with an estimate of the vehicular stack length. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Revised Conditional Use Sewer Available to this site. Capacity Fee Analysis Required. Entergy: Entergy does not object to this proposal. There appears to be a small conflict with existing electrical utilities at this location. The proposed demo and reconstruction of the curb and gutter at the corner of 25th and S. Maple interferes with an existing 3-phase line. Relocation of the line will require the property owner to pay for this relocation. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT&T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required Fire Department: Maintain Access: 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. 3 December 5, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9295-A 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. Loading 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. Buildina Codes: No comments. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (November 13, 2019) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a question from staff, the applicants stated there would be an additional sign for the school and the cafeteria/assembly space would be in the fellowship hall and sanctuary of the existing church building. Public Works comments were presented and discussed. Staff stated they would support a deferral of the required street improvements to W. 25t" Street until such time as the school enrolment exceeds the current request of 15 students. Staff 4 December 5, 2019 ITEM NO.: 4 Cant. FILE NO.: Z-9295-A noted the south building was located within the corner sight triangle and needed to be moved. The applicant stated that change would be made. In response to a question, the applicants stated the drop off/pick up of students would occur in the existing church parking lot. They were advised to indicate the drop off/pick up area and vehicle stacking on the site plan. Comments from the other reviewing agencies and departments were noted. The applicants were advised to respond to staff issues by November 20, 2019. The committee determined there were no other issues and forwarded the item to the full commission. STAFF ANALYSIS: The R-3 zoned property at 2400 Maple Street is occupied by Shiloh Seventh Day Adventist Church. A church has been located on this site for no less than 70 years. The property contains a two story, brick building comprised of a sanctuary wing and an education wing. The site also contains a 32 space paved parking lot. Over the years, the church has been home to a variety of day care and private school type uses. On January 25, 2018, the Commission approved a conditional use permit to allow for the opening of a 40 student, Pre-K to 8th grade private school utilizing portions of the church building. A new, 34 space parking lot was proposed to be constructed on the vacant portion of the church property to the south of the building. It was subsequently determined that the church's educational wing was structurally unfit for the use. The church has scaled back its plans and is now requesting approval of a conditional use permit to allow a 15 student, K to 8th grade private school. To accommodate the school, the church is proposing to place two portable classroom buildings on the vacant area south of the church building. The classroom buildings will be made permanent and will comply with code requirements for use as permanent classrooms. The existing church parking lot will be used for drop off/pick up of students and to accommodate any other needed parking for the school. The school is proposed to have one full time teacher. Cafeteria/assembly space will utilize the fellowship hall and sanctuary in the church building. A ground mounted sign, meeting office and institutional standards, may be placed in front of the school buildings. A wall sign will be placed on one of the new buildings. The applicants submitted responses to the issues raised at subdivision committee. The buildings have been moved slightly so that there is no longer an encroachment into the sight triangle at the corner. The traffic circulation for the student drop-off/pick-up has been indicated within the existing parking lot in front of the main church building. No drop-off/pick-up will utilize the street. Sidewalk improvements on Maple Street and ADA access ramp at the intersection are indicated. A deferral of the half -street improvements to 251h Street is requested. 61 December 5, 2019 ITEM NO.: 4 Cont.) FILE NO.: Z-9295-A Staff supports that deferral request until such time as the school enrolment exceeds the currently -requested 15 students. To increase the enrolment will require a return to the planning commission for a revision to the conditional use permit. To staff's knowledge, there are no outstanding 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 and the staff analysis in the agenda staff report. Staff recommends approval of a deferral of half street improvements to 25t" Street until such time as the school enrolment is proposed to exceed 15 students. PLANNING COMMISSION ACTION: (DECEMBER 5, 2019) The applicant was present. There were no persons present registered in support or opposition. 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 agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 9 ayes, 0 noes and 2 absent. L