Z-3739-A Staff AnalysisFebruary 5, 1998
ITEM NO.: 19
NAME•
LOCATION•
OWNER/APPLICANT:
FILE NO.: Z -3739-A
St. James United Methodist
Church Revised - Conditional
Use Permit
321 Pleasant Valley Drive
St. James United Methodist
Church/Fred Perkins
PROPOSAL: St. James United Methodist
Church is requesting a
revision to its previously
approved conditional use
permit to allow for further
expansion of church
facilities, a parking lot and
day-care center as well as the
implementation of a "Senior
Day Out" program. The
property is zoned R-2.
ORDINANCE DESIGN STANDARDS:
1. Site Location:
The site is located at the southwest corner of Pleasant
Valley Drive and Interstate 430, on the perimeter of
the Pleasant Valley residential neighborhood.
2. CoMatihility with Neighborhood:
This large church has been a fixture in the area for
• many years. No expansion beyond the existing church
property is proposed. The large R-2 zoned properties
to the north are occupied by a school and a municipal
water works facility. The interstate is adjacent to
the east. An MF -18 zoned condominium development is to
the south and a large area of single family homes
extends to the west. The proposed expansion of
facilities on this existing church site is compatible
with the neighborhood.
The Pleasant Valley Neighborhood Association was
notified of the public hearing.
February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
3. On -Site Drives and Park'
The site currently has 395 on-site parking spaces as
well as associated drives. A 33 space parking lot
expansion is proposed through this application,
increasing the total to 428 spaces. The sanctuary
currently seats 796 persons, requiring 199 spaces. A
150 seat expansion of the sanctuary is proposed. A 946
seat sanctuary requires 236 parking spaces. The other
activities proposed by the church occur on days other
than Sunday. The 428 spaces are more than adequate to
meet code requirement for the sanctuary and serve the
other uses throughout the week. Any lighting proposed
for the new parking lot is to be low-level and
directional, aimed away from adjacent residences.
4. Screening and Buffers:
The area set aside for the street buffer drops below
the 29 foot full width requirement. However, it does
meet the requirement when averaged out with the rest of
the site. The buffer varies in width from 10 feet to
18 feet to save specific trees.
The City Beautiful Commission recommends that as many
of the existing trees be saved as feasible. Extra
credit can be given for saving trees of 6 inch caliper
or larger.
S. Public works Comments:
1. Platte Valley Drive is 28 feet wide, dedication of
right-of-way to 30 feet from centerline is
required.
2. Provide design of Platte Valley Drive with a left
• turn lane with 150 feet stacking and 100 feet long
taper. Construct one-half street improvements to
these streets including 5 foot sidewalks.
3. Improve corner curb radius to 31.5 feet radius with
construction (existing corner radius is 15 feet).
4. Stormwater detention ordinance applies to this
property. Clean out vegetation and soil from
existing detention facility also.
5. Bring all sidewalks and handicap ramps to ADA
standards.
6. The additional drive requested onto Platte Valley
Drive does not meet City Ordinance and will not be
approved.
The applicant has agreed to dedicate the needed right-
of-way for Platte Valley but is requesting a waiver
F,
February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: z -3739-A
of street improvements. The proposed drive onto Platte
Valley has been removed from the proposal (see Comment
#6) .
6. Utility -and Fire Department Comments:
Water: LRFD needs to evaluate this site to determine
if on-site fire protection is needed.
Wastewater: Sewer main on site, not adversely
affected.
Fire Department: Approved as submitted.
Southwestern Bell: Approved as submitted.
ARKLA: Approved as submitted.
LATA: Site is located on a "special run" bus route.
7. Staff Analysis:
The request before the Commission is to approve
revisions to the previously approved conditional use
permit for St. James United Methodist Church which is
located on the R-2 zoned property at 321 Pleasant
Valley Drive. This large church has been at this
location for many years. The previous conditional use
permit was approved in 1981 and included a master plan
for future development. Some aspects of that 1981 plan
have been completed. The church is submitting a
revised master plan which includes the following
elements:
1. Construct a parking area for 33 cars adjacent to
Pleasant Valley Drive. Access is from an existing
parking area. This addition will increase the
total parking to 428 on-site spaces.
2. The current C.U.P. allows a building footprint area
of 69,610 sq. ft. and the church requests that this
be increased to approximately 79,500 sq. ft.
Future proposed buildings are:
a. 8,500 sq. ft. recreation building constructed
above an existing parking area.
b. 3,300 sq. ft. administrative expansion.
c. 140 sq. ft. utility room.
d. 6,200 sq. ft. chapel/classroom building.
e. Expansion of the narthex and sanctuary building
by approximately 150 seats, if ever needed.
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February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
The parking to seating ratio would then be 2.2
seats per space. This expansion could occur in
one or two areas as shown on the master plan
and would total approximately 2,000 sq. ft.
f. Additional 1,200 sq. ft. classroom area
constructed at west end of toddler playground.
g. Enclosing the remaining toddler playground with
a 4,250 sq. ft. atrium type structure for an
all-weather activity area.
3. Increase the allowable child care program from 102
to 154 children. Allow a "Life after School"
program for 96 children and 30 youth, and a
"Welfare to Work" program for 25 children. The
total 305 children will not normally be on the site
at the same time.
4. Allow a "Senior Day Out" program with a day care
program for the elderly to serve approximately 50
seniors.
The hours of operating for the Day Care Programs are:
Preschool - 7:30 a.m. to 6:00 p.m., Monday through
Friday. Generally, this is a morning program, but
an extended day (afternoon program) and an after
school stay is offered.
After School Program for elementary school age
children - 2:30 p.m. to 6:00 p.m., Monday through
Friday.
Adult Care - This will be conducted during normal
church offices hours (8:00 a.m. to 5:00 p.m.) with
the possibility of some late pick-ups to 6:00
P.M.).
The time schedule for these amended requests range from
immediate to long-range. The parking expansion is
immediate and building expansion will occur in phases
over a 10 to 15 -year period. The chapel or recreation
building may occur within 3 years; the utility room is
scheduled for January 1998 construction (before review
of this application) since there is a remaining floor
area balance on the existing C.U.P.
The height of any proposed construction does not exceed
35 feet and all building setbacks exceed district
requirements. No additional signage is proposed.
This large church has been a neighborhood fixture for
many years. As is typical with a church of this size,
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February 5, 1998
SUBDIVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
it has various activities 7 days a week. The site is
large enough to accommodate the proposed structural
expansions and there is more than adequate on-site
parking to serve the proposed uses. Allowing the
proposed expansions in the building and church programs
should have no additional impact on the neighborhood.
The applicant has agreed to dedicate the required
right-of-way for Platte Valley Drive but is requesting
a waiver of the required half -street and curb radius
improvements. The Public Works staff recommends denial
of the requested waiver.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the Landscape and Buffer Ordinances
3. Any lighting proposed for the new parking area is
to be low-level and directional, aims away from
adjacent residences.
Staff recommends denial of the requested waiver of
street improvements.
SUBDIVISION COMMITTEE COMMENT:
(JANUARY 15, 1998)
Fred Perkins was present representing the application.
Staff presented the item and highlighted the Public Works
and landscaping comments. Mr. Perkins agreed to remove the
proposed drive onto Platte Valley Drive. After a brief
discussion, Mr. Perkins stated that he would be requesting a
waiver of the required street improvements. He stated that
the landscape buffer on the Pleasant Valley Drive side
actually varies from 10-18 feet, not the 10 feet as was
originally shown.
After a further discussion of the item, the Committee
determined that there were no other outstanding issues and
forwarded the item to the full Commission.
PLANNING COMMISSION ACTION:
(FEBRUARY 5, 1998)
Fred Perkins was present representing the church. There
were no objectors present. Several letters and a petition
signed by neighborhood residents asking that Platte Valley
Drive not be widened were presented to the Commission.
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February 5, 1998
SUBI}IVISION
ITEM NO.: 19 (Cont.) FILE NO.: Z -3739-A
Staff recommended approval of the requested conditional use
permit subject to compliance with the conditions noted in
the staff recommendation. In response to the outpouring
from the neighborhood, the Public Works staff stated that
they would support a waiver of the required improvements to
Platte Valley Drive.
The conditional use permit and street improvement waiver
were placed on the Consent Agenda and approved as
recommended by staff by a vote of 11 ayes, 0 noes and
0 absent.
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