HomeMy WebLinkAboutZ-9345 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
AUGUST 1, 2018
ITEM NO.: 1. IMMANUEL OUTREACH CHURCH MINISTRIES
CONDITIONAL USE PERMIT
1123 WELCH STREET Z-9345
Planning Staff Comments:
1. The platibill of assurance for Masonic Addition does not address use issues
2. Provide information on building design and materials, building height, roof pitch and materials,
steeple
3. Provide signage plan (may stipulate that signage will comply with that allowed in office and
institutional zones).
4. Provide typical days and hours of activities
5. Are any other uses such as daycare proposed?
6. Is there to be an outside use area? If so, indicate on plan.
7. Locate and describe site lighting. (May stipulate that all site lighting will be low-level and
directional, shielded downward & into the site).
8. Locate dumpster and required screening
9. Locate and describe any proposed fencing
10. Describe materials to be used for parking lot and drives (asphalt or concrete)
Variance/Waivers:
■ None requested
Public Works:
1. A 20 feet radial dedication of right-of-way is required at the intersection of 12th St. and Welch St.
2. A 20 feet radial dedication of right-of-way is required at the intersection of 12th St. and College St.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in
compliance with ADA recommendations in the public right-of-way prior to occupancy. Remove
existing curb cuts not permitted to be used and replace with curb and gutter.
4. Show the proposed location of 12th St. intersection east of College St.
5. 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. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas
Department of Environmental Quality prior to the start of construction.
ITEM NO.:1. (CON'T) (Z-934
Utilities and Fire Department/County Planning:
Little Rock Water Reclamation Authority: Sewer Available to this site. Retain 10' easement for existing
sewer in alley.
Entergy: Entergy does not object to this proposal. There are existing single phase, overhead power lines
on the south side of East 12th Street and in the alley between Welch and College Streets. These
power lines do not appear to conflict with any of the proposed construction or proposed use of the
property. Contact Entergy in advance to discuss electrical service requirements, extensions, or
adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No issues
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.
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.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D105.1— D105.4
ITEM NO.:1. CON' Z-9345
D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof
surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this
section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26',
exclusive of shoulders, in the immediate vicinity of the building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire
apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be
permitted to be places with the approval of the fire code official.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol.1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access
roads shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one person.
4. Gate components shall be maintained in an operable condition at all times and replaces or repaired
when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for
emergency access. Emergency opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are
capable of being opened by means of forcible entry tools or when a key box containing the keys to
the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
Gates, intended for automatic operation shall be designed, constructed and installed to comply with
requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C 10 1 —
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 C 105.1.
Building Codes: Contact Curtis Richey at 371-4724 or at crichey c ..littlerock. oovv for building code
requirements.
ITEM NO.: 1. (CON'T) (Z-9345)
County Planning: No comments received.
Rock Region METRO: RRM route 20 is located along College St., adjacent to this site.
Planning Division: No comments.
Landscape:
Site plan must comply with the City's minimal landscape and buffer ordinance requirements.
Land use buffers are to be maintained adjacent to the R-4 zoned property to the north. 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. In addition to the required screening, buffers are to be
landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear 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 perimeter planting strip between the proposed parking
and College Street right-of-way is deficient by four (4) feet.
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.
Landscape areas shall be provided between the vehicular use area used for public parking
and the general vicinity of the building, excluding truck loading or service areas not open to public
parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the
vehicular use area.
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 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 automatic irrigation system to water landscaped areas shall be required for developments of
one (1) acre or larger.
The development of two (2) acres or more requires the landscape plan to be stamped with the seal
of a Registered Landscape Architect.
ITEM NO.:1. (CON'T) (Z-9345)
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, August 8, 2018. 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, August 8, 2018. The City
provided notices form must be used. Proof of notices is to be provided to staff no later than August 17,
2018.
Planning Staff Comments:
I. The plat/bill of assurance for Masonic Addition does not address use issues
2. Provide information on building design and materials, building height, roof pitch and materials,
steeple Steel building,1001, x 6OW x 14' H, 4112 Pitch, Portico 30'W x 12 H, 20' L, Brick finish, Steeple.
3. Provide signage plan. (may stipulate that signage will comply with that allowed in office and
institutional zones). We will comply with that allowed in office and institutional zones.
4. Provide typical days and hours of activities Sun. prayer,Bible study and worship:110:arn-1:110pm I Tues. Prayer -Bible study.Mpm-7:30pm
5. Are any other uses such as daycare proposed? No
b. Is there to be an outside use area? if so, indicate on plan. Parking Lot.
7. Locate and describe site lighting. (May stipulate that all site lighting will be low-level and
directional, shielded downward & into the site). Site lighting will he as required.
8. Locate dumpster and required screening Dumpster will be located in rear of church.
9. Locate and describe any proposed fencing Might replace existing wood fence on North property line.
10. Describe materials to be used for parking lot and drives (asphalt or concrete) Asphalt parking.
August 23, 2018
ITEM NO.: 1 FILE NO.: Z-9345
NAMP
LOCATION-
OWNER/APPLICANT
PROPOSAL:
SITE LOCATION:
Immanuel Outreach Church Ministries — Conditional
Use Permit
1123 Welch Street
Immanuel Outreach Church Ministries, Owners/Joe
White, Authorized Applicant
A conditional use permit is requested to allow for
construction of a new church building and associated
parking on this R-4 zoned site.
The property is located on the north side of East 12th Street, between
Welch and College Streets; east of the 1-30/1-630 Interchange.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an older neighborhood on the east side of
1-30. The area contains a variety of residential uses, a scattering of
non-residential uses and several vacant lots. Many of the residential
structures date from the early 1900's. The commercial -style building
currently occupied by the church was constructed circa 1934 and has a
history of non-residential use. The residences immediately around the
site consist of single family and two family dwellings. A non -conforming
sign manufacturing company is located south of the site, at 121h and
College. Staff believes allowing the proposed relatively small church and
associated parking can 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 Hanger Hill Neighborhood Association,
3. ON SITE DRIVES AND PARKING:
The maximum seating capacity proposed is 250 persons although it will
likely be less. The parking requirement for a church is 1 space for every 4
seats in the principal assembly area. At 250 seats, 62 parking spaces will
be required. A 28-space parking lot is proposed on the east side of the
block, across the alley from the proposed church building. Access to the
parking lot will be from the alley and from College Street. The 28 spaces
will likely be sufficient for this small church for some time. That will
accommodate 112 seats. The church does own additional lots that could
August 23, 2018
ITEM NO.: 1 (Cont.) FILE NO.: Z-9345
be developed for parking if the need ever arises. The proposed parking lot
will be constructed of asphalt.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
Land use buffers are to be maintained adjacent to the R-4 zoned property
to the north. 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.
In addition to the required screening, buffers are to be landscaped at the
rate of one (1) tree and three (3) shrubs for every thirty (30) linear 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 perimeter planting strip between the proposed parking
and College Street right-of-way is deficient by four (4) feet.
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.
Landscape areas shall be provided between the vehicular use area used
for public parking and the general vicinity of the building, excluding truck
loading or service areas not open to public parking. These areas shall be
equal to an equivalent planter strip three (3) feet wide along the vehicular
use area.
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
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.
2
August 23, 2018
ITEM NO.: 1 Cont. FILE NO.: Z-9345
An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
The development of two (2) acres or more requires the landscape plan to
be stamped with the seal of a Registered Landscape Architect.
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. A 20 feet radial dedication of right-of-way is required at the intersection
of 12th Street and Welch Street.
2. A 20 feet radial dedication of right-of-way is required at the intersection
of 12th Street and College Street.
3. Repair or replace any curb, gutter, sidewalk and access ramps that are
damaged and not in compliance with ADA recommendations in the
public right-of-way prior to occupancy. Remove existing curb cuts not
permitted to be used and replace with curb and gutter.
4. Show the proposed location of 12th Street intersection east of College
Street.
5. 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. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
6. UTILITYIFIRE DEPARTMENT/BUILDING CODE COMMENTS:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Retain 10' easement for existing sewer in alley.
Entergy: Entergy does not object to this proposal. There are existing
single phase, overhead power lines on the south side of East 12th Street
and in the alley between Welch and College Streets. These power lines
3
August 23, 2018
ITEM NO.: 1 (Cont.
FILE NO.: Z-9345
do not appear to conflict with any of the proposed construction or
proposed use of the property. Contact Entergy in advance to discuss
electrical service requirements,.extensions, or adjustments to existing
facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comment received.
Central Arkansas Water: No issues
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.
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.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D105.1 — D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire
apparatus access roads shall be provided. For the purposes of this section
the highest roof surfaces shall be determined by measurement to the eave
August 23, 2018
ITEM NO.: 1 (Cont.) FILE NO.: Z-9345
of a pitched roof, the intersection of a roof to the exterior wall, or the top of
the parapet walls, whichever is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity
of the building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to
one entire side of the building. The side of the building on which the aerial
fire apparatus access road is positioned shall be approved by the fire code
official.
D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the aerial
fire apparatus road and the building. Other obstructions shall be permitted
to be places with the approval of the fire code official.
Gates
Maintain fire apparatus access road gates as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire
apparatus access road gates. Gates securing the fire apparatus
access roads shall comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation
by one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is
installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance
with U L 325.
Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
August 23, 2018
ITEM NO.: 1 (Cont.) FILE NO.: Z-9345
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.
Building Codes: Contact Curtis Richey at 371-4724 or at
crichey littleracic.gov for building code requirements.
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: RRM route 20 is located along College Street,
adjacent to this site.
Planning Division: No comments.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2018)
Mr. Joe White was present representing the church. Staff presented the item
and noted additional information was needed. Staff asked the applicant to
provide information regarding building design, signage, typical days and hours of
activities, site lighting and fencing. The applicant was asked if there would be an
outside use area and if any other uses such as a day care were being proposed.
The applicant was asked to locate the dumpster and required screening and to
specify the material to be used for the parking lot and vehicular use areas.
Public Works Comments were discussed. Staff suggested the church might
consider extending the proposed parking lot to the alley and providing pedestrian
access from the parking lot, across the alley, to the church. It was noted that the
alley would have to be improved. The applicant responded that they were
considering doing that. Staff explained the radial right-of-way dedication
requirement.
Landscape requirements were discussed. Staff suggested some minor changes
to the parking lot to satisfy the landscape code.
Other Agency Comments were presented.
9
August 23, 2018
ITEM NO.: 1 (Cont.
FILE NO.: Z-9345
The applicant was advised to submit responses and site plan revisions no later
than August 8, 2018. The committee then forwarded the item to the full
Commission.
STAFF ANALYSIS:
Immanuel Outreach Church Ministries occupies the small, circa 1930's building
located at 1123 Welch Street. The church owns the two lots at the northeast
corner of 12th and Welch and the four lots across the alley at the northwest
corner of 12th and College. The church is proposing to remove the existing
building and to construct a new building on the two lots at 12th and Welch. A new
parking lot is proposed to be built across the alley on the northern two lots. The
southern two lots at 12th and College are being reserved for either additional
parking or the future construction of a family life center building.
The proposed new building is a one-story structure, 60' X 40' in size with an eave
height of 14'. The building will have a brick finish and a possible steeple, not to
exceed the height allowed for such embellishments. A portico will be located at
the Welch Street frontage of the building for covered drop-off and pick-up. A
driveway will access the portico from both 121h and Welch Streets. The building
will contain a sanctuary, classrooms, fellowship hall and pastor's office. Signage
will comply with that allowed in office and institutional zones. Activities and days
of usage are as typical for any smaller church. No additional activities such as
day care are proposed. No formal outside use area is proposed although the
vacant lots at the northwest corner of 12th and College may be used for informal
outdoor activities (play, picnics). If needed, a dumpster (with proper screening)
will be placed at the rear of the building, with service off of the alley. No new
fencing is proposed other than any screening fencing that may be required. An
existing wood fence on the north property line will be repaired as needed. Any
new site lighting, either in the parking lot or on the building, will be low-level and
directional, shielded downward and into the site.
A new, 28-space parking lot will be built on the east side of the block, across the
alley from the church building. Access to this new, asphalt -paved parking lot will
be from College Street and the alley. The parking lot will be landscaped and
screened to comply with ordinance requirements.
To staff's knowledge, there are no outstanding issues. Allowing this existing
church to develop with a new building and parking appears to staff to be
compatible with uses and development in the area. The 1870's plat/bill of
assurance for the Masonic Addition does not address use issues.
7
August 23, 2018
ITEM NO.: 1(Cont.)FILE NO.: Z-9345
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to the following
conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and
6 of the agenda staff report.
2. The hours of dumpster service (should one be installed) are to, be limited to
7:00 a.m. — 6:00 p.m., Monday through Friday.
PLANNING COMMISSION ACTION: (AUGUST 23, 2018)
The applicant was present. There were no objectors present. There were many
supporters present. Staff presented the item and a recommendation of approval
as outlined in the "staff recommendation" above. Staff informed the commission
that there was a typo in the agenda regarding the size of the building. The
building is actually 60' x 100', not 60' x 40'. It was indicated correctly on the
accompanying sketch. There was no further discussion. The item was placed on
the consent agenda and approved as recommended by staff by a vote of 9 ayes,
0 noes and 2 absent:
E�3