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Home My WebLink AboutS-1284 Staff AnalysisMay 11, 2000 ITEM NO.: 20 — — FIIX NO.: Z-4586-A NAME: St. Theresa's Catholic Churc - j Conditional Use Permit LOCATION: �62aselin OWNER/APPLICANT: Catholic Diocese of Little Rock PROPOSAL: To revise an existing conditional use permit located at 6219 Baseline Road to add a Family Center to the existing facilities on property zoned R-2, Single Family Residential, and C-4, Open Display Commercial. There is an accompanying item on this agenda (Z-4586-B) to rezone the C-4 portion of the property to R-2. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This existing church site is located on the south side of Baseline Road, just west of Geyer Springs Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The existing church site is zoned R-2, Single Family Residential. The added property which would contain the parish center is zoned C4, Open Display Commercial. There is an accompanying item on this agenda to rezone this part of the property to R-2 which would then allow the C.U.P. to expand into this part of the property. The site has R-2 zoning to the west and south, C-3, General Commercial to the east, C-4 directly to the north containing a fast food restaurant, and across Baseline a mixture of C-3 and 0-3, General Office. Staff believes this expansion of facilities for the church would continue to be compatible with the neighborhood with proper screening from the residential area to the south. The Cloverdale and Allendale Neighborhood Associations, and the Southwest Little Rock United for Progress were all notified of the public hearing. May 11, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) 3. ON SITE DRIVES AND PARKING: FILE NO.: Z-4586-A There are two existing drives entering the property from Baseline Road. Those would not be changed by this proposed addition. Access to the added area would be . through the existing property or by way of an extended driveway from an existing access to the fast food restaurant which abuts Baseline on the north side of this proposed addition. No additional curb cuts would be made. 4. SCREENING AND BUFFERS: The proposed land use buffer along the southern perimeter meets the ordinance width requirement when averaged out. However, a portion of the proposed buffer drops seventeen feet below the full width requirement of twenty-eight feet. For quite some time there has existed a 50 foot buffer between the C-3 and C-4 zoned areas abutting Roosevelt Road and the residential area to the south along Senate Street. The applicant at the urging of Staff has agreed to maintain at least 30 feet of that long standing 50 foot buffer. A minimum four foot wide landscape strip has been added east of the proposed parking lot driveway. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the southern and western perimeters of the site, especially adjacent to the new paved area. The natural vegetation should be sufficient along the west side. Since the south side is in a floodplain, a fence would not be allowed because it would construct water flow too much. A total of six percent (2,736 sq. ft.) of the interior of the proposed future parking area must have landscaping. 2 May 11, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-4586-A 5. PUBLIC WORKS COMMENTS: a. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. b.Baseline Road is listed on the Master Street Plan as a principal arterial, dedication of right-of-way to 45 feet from centerline is required. c.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. d. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. e. Plans of all work in right-of-way shall be submitted for approval prior to start of work. f. Stormwater detention ordinance applies to this property. g.Dedicate regulatory floodway easement to the City. h. A Sketch Grading and Drainage Plan per Sec. 29- 186(e) will be required with a building permit. i.A Grading Permit per Secs. 29-186(c) and (d) will be required with a building permit. j.Baseline Road has a 1998 average daily traffic count of 21,000. k.Redevelopment permit is required. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: On site fire protection may be required. It appears that this property is a separate tract. If it is, it does not have frontage on a water main. It will have to be combined with the church's other property to obtain service from the existing water main. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: No comments received: - Entergy: Approved as submitted. Fire Department: Approved as submitted. CATA: No affect. Not on a dedicated CATA bus route. 3 May 11, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) 7. STAFF ANALYSIS: FILE NO.: Z-4586-A The applicant has requested to amend an existing conditional use permit to expand their site and add a family center with additional parking to the existing o facilities on the church property. The 18,000 square foot facility would be equivalent to two stories, but contain mainly a gymnasium with some small meeting rooms, and would be used up to 9 or 10:00 p.m. several nights a week during the school term. Some weekend activities would also occur. All siting requirements are met. The proposed building is sited as far from the residential area on the south as possible. A parking area would be between the building, which could be a source for some noise, and the residential area. The other surrounding uses are commercial. This added use would not add any parking requirements according to the ordinance since parking for a church site is based on the main sanctuary seating capacity. However, the applicant is adding 14 spaces initially, and showing an additional 60 future spaces. Staff believes this would be a reasonable use of this added property and be compatible with the neighborhood with proper screening to the south. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works.Comments. c. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. ►! May 11, 2000 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z-4586-A SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Bill Canino was present representing the application. Staff gave a brief description of the proposal. Staff reviewed the screening and buffer, and parking requirements with the applicant. The applicant had no issue with the Staff write-up. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. 5 FILE NO.: 5-1284/Z-4586-A Name: St. Theresa's Catholic Church and S.H.N. Properties, LLC/Shoney's waiver request for all Subdivision Ordinance requirements for platting land Location: 6205 Baseline Road and 6219 Baseline Road Petitioner: St. Theresa's Catholic Church by William Canino, Architect for project Abutting Uses: • Single Family to the south; zoned R-2 • Commercial to the east; zoned C-3 • Main body of church property to the west; zoned R-2 ■ Mixed Office - Commercial across Baseline Road; zoned C-1 and C-3 Neighborhood Effect: The platting of this long narrow parcel will have no effect on neighboring properties. All public infrastructure is in place and the only effect is the legal form of the title description. The two lots will be described as metes and bounds rather than by lot number. The Planning Commission dealt with buffers screening and landscaping when reviewing the conditional use permit. Effect on Public Services: None, all public utilities and streets are in place. Staff Analvsis: There would be little gained by forcing this issue and requiring the seller of the church lot to plat the land. The sale has been accomplished. The church owns the rear lot and has included it in a C.U.P. review by the Planning Commission.:, The Planning staff noted the lot sale violation when reviewing St. Theresa's application to expand onto the lot. FILE NO.: 5-1284/Z-4586-A Mont. The front lot and only other parcel of land involved is occupied by a restaurant at 6205 Baseline Road. No physical evidence of the lot split is evident nor will it be, since this is a matter of lot description along. Staff recommends approval. PLANNING COMMISSION ACTION: (MAY 11, 2000) This item was presented to the Planning Commission as a review/enforcement matter as part of the C.U.P. for St. Theresa's Church. The Planning Commission action on that conditional use permit included a recommendation of approval of this Subdivision ordinance waiver. The vote 8 ayes, 0 noes, 2 absent and 1 open position. 2