Z-5535-A Staff AnalysisMay 3, 1994
ITEM NO.: 13 FILE NO.: 2-5535-A
NAME:
LOCATION:
ER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location
St. Michael's Episcopal Church -
Revised Conditional Use Permit
12401 Cantrell Road
The Episcopal Diocese of Arkansas
by Charles Witsell, Jr.
A conditional use permit is
requested to allow for the phased
construction of a church and related
facilities on this R-2 zoned, 6.5
acre site. On January 14, 1992, the
Little Rock Planning Commission
approved a conditional use permit
for St. Michael's to construct a
church on 4.3 acres of the property.
Since that time, St. Michael's has
acquired the adjoining 2.2 acres and
has revised the site plan to include
the complete 6.5 acres.
The proposed church site is located on the south side of
Cantrell Road, approximately 1/4 mile east of Sam Peck Road.
2. Com ati,ility with Nei hbarhood
Uses and zoning in the immediate vicinity are varied. A
large area of multifamily zoning extends east of the
proposed church sites. Several large apartment complexes
are located in this area.
A single family residential subdivision is located across
the lake, to the south of this site.
An area of office and multifamily zoning is located west of
this site, at the intersection of Cantrell and Sam Peck
Roads. A large church is currently under construction
directly north of the Sam Peck/Cantrell Road intersection.
A heating and air conditioning company is located adjacent
to the west of the church site.
This proposed church will be compatible with other uses in
the neighborhood.
May 3, 1994
ITEM NO.: 13 1 Contin ed
FILE NQ- 2-5535-A
3. On -Site Drives and Parkin
The applicant proposes a two phased development with parking
to correspond to each phase.
The phase one worship space will seat approximately 225
persons. A seventy-five space parking lot will be built
with this phase.
By the completion of phase two, the worship area will seat
approximately 450 persons. An additional 85 parking spaces
are proposed for construction during this future phase,
giving a total of approximately 160 on-site parking spaces.
A 450 seat sanctuary requires 113 on-site parking spaces.
4. Screenin and Buffers
Compliance with the City's Landscape and Buffer Ordinances
is required. All landscaped areas must comply with the site
design and development standards established in the Highway
10 Scenic Overlay Design Ordinance. A 6 foot opaque screen
is required along the south, east and west perimeters where
adjacent to residential properties. All landscaped areas
must have sprinkler systems.
5, Cit En ineer Comments
Dedicate right-of-way on Cantrell Road (Highway 10) to 55
feet from centerline. Construct sidewalk on all Cantrell
Road (Highway 10) frontage. Detention and Excavation
Ordinances apply.
6. Highway 10 Scenic Overla De i n District
Compliance with the Highway 10 Overlay Site Design and
Development Standards is required. One of the existing
residential structures which is being incorporated into this
development does encroach slightly into the required front
and side yard setbacks. Staff feels that these
encroachments do not have a negative impact on the Highway
10 standards, as the structure is existing and no change is
proposed in its design.
The site is allowed a single monument ground mounted sign.
The sign shall be a maximum of 6 feet in height and 72
square feet in area.
7. Utility Comments
Southwestern Bell Telephone requires a 5 foot easement along
portions of the north west and east perimeters. Arkansas
2
May 3, 1994
ITEM No.: 13 Continued
FILE NO.: Z -5535-A
Power and Light requires a 15 foot easement along the north
and east property lines and an easement 7 1/2 feet either
side of an existing overhead power line near the west
property line. on --site fire protection is required.
g. Analysis
on January 14, 1992, the Little Rock Planning Commission
approved a conditional use permit for St. Michael's allowing
for the construction of a church on 4.3 acres of this site.
No construction has taken place since that time.
The church has subsequently acquired the 2.2 acre parcel
adjacent to the east of the 4.3 acre site. The applicant
requests a conditional use permit which would include a
revision of the previously approved site plan and which also
includes the additional 2.2 acre site and the two single
family homes located on it.
The acquisition of this second parcel has made possible a
less dense site design. The parking lots and building
footprint have been "broken up" so as to make better use of
the topography and to provide a better and more natural site
development.
There will be offices open daily and classrooms in use daily
for a variety of meetings and classes. It is possible that
there will ultimately be a Preschool or "mother's day out"
program. No other private school is proposed.
The two houses on the recently acquired 2.3 acre site will
remain as single family homes for the immediate future. One
may be used as a parsonage or caretaker's house. At some
point in the future, they may be converted to classroom or
office use (as a part of the church program), a youth or
retreat center or removed and replaced with a distant third
or fourth phase of program development which will require a
return to the Planning Commission.
The proposed steeple structure will not exceed 70 feet in
height.
9. taff Recomm ndation
Staff recommends approval of this application subject to:
1. Compliance with the City's Landscape and Buffer
ordinances
2. Compliance with the City Engineer and Utility Comments
3. Compliance with the Highway 10 Scenic Overlay Design
District standards
3
May 3, 1994
ITEM NO.: 13 Continued FILE NO.: Z -5535-A
SUBDIVISION COMMITTEE COMMENT: (APRIL 14, 1994)
Charles Witsell and David Sargent were present representing the
application. Staff presented the item and outlined the City
Engineer, Utility and Landscape Comments noted above.
Mr. Witsell asked about the possibility of placing a smaller
directional sign on the property in addition to the principal
ground mounted sign. He was advised to meet with staff to
determine what, if any, additional signage is allowed.
During the discussion of the City Engineer Comments, Mr. Sargent
stated that Tim Daters was researching the possibility that all
required right-of-way on Cantrell Road had been dedicated.
Mr. Witsell then questioned the need for sidewalks along Cantrell
Road. He stated that it would be very difficult to install a
sidewalk due to the topography of the site. He was advised that
sidewalks were required and that a waiver could only be granted
by the Board of Directors.
In response to a question, Bob Brown, Plans Review Specialist,
stated that the required screening could be of natural vegetation
rather than a wooden fence. He emphasized the necessity of
adequately screening all activity areas, such as parking lots,
from the adjacent residential properties.
The Committee then forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (MAY 3, 1994)
The applicant, Charles Witsell, was present. There were no
objectors present. Staff presented the item and informed the
Commission that there were no outstanding issues.
As a part of the Consent Agenda, this item was approved as
recommended by staff. The vote was 10 ayes, 0 noes and 1 absent.
4
1. Meeting Date: September 20, 1994
2. Case No.: Z -5535-A
3. Reauest: Waiver of sidewalk requirement for St. Michael's
Episcopal Church
4. Location: 12401 Cantrell Road
5. owner/Applicant: St. Michael's Episcopal Church by The
Reverend Susan Davidson
6. Existing Status: The proposed church site is currently
vacant other than for two residences which are to be
incorporated into the development. The terrain varies from
level to extremely steep. All street improvements are in on
Cantrell Road with the exception of sidewalks.
7. Source of Rectui_rement: On May 3, 1994, the Little Rock
Planning Commission approved a conditional use permit
allowing for the construction of a church on this R-2 zoned
property. Compliance with the City Engineer comments was a
condition of the Commission's approval. The City Engineer's
comments included directing St. Michael's to comply with the
Master Street Plan by constructing a sidewalk on the site's
Cantrell Road (Highway 10) frontage.
8. Staff Recommendation: Denial of the requested waiver as
being inconsistent with the established city policy of
obtaining sidewalks in the urbanized areas of the City.
9. Planning Commission Recommendation: The Planning Commission
approved the conditional use permit subject, in part, to
compliance with the City Engineer comments including this
requirement.
10. Aoolicant's Statement: The applicant submits the following
outline of reasons justifying the requested waiver:
(a) Due to the steepness of the hillside which extends to
the curb on Cantrell Road, a six foot wide sidewalk
would require a retaining wall approximately 3 feet
tall for two thirds of the 225 foot frontage and 5 feet
tall for the remainder. The cost of the sidewalk,
including excavation, foundation and retaining wall
will be $30,000.
(b) The property adjacent to the east is occupied by two
apartment complexes with over 1/4 mile of frontage on
Cantrell Road. There is no sidewalk on this adjoining
property's Cantrell Road frontage. If St. Michael's
constructed a sidewalk, it would lead nowhere.
(c) To prevent water pressure from building up on the
retaining side of the wall, it will be necessary to
have drainage fill and weep holes at 24 inches on
center. During the winter months, these will regularly
weep water across the walk creating the possibility of
dangerously icy conditions.
11. Right -of -Way Issues: St. Michael's is required to dedicate
right-of-way to 55 feet from centerline on Cantrell Road to
comply with Master Street Plan Standards.
12. Specific improvement Requested for Waiver: A 6 foot wide
sidewalk for approximately 225 feet along Cantrell Road
where adjacent to the proposed St. Michael's Church.
13. ablectors: None, as of this writing.
14. Neighborhood Plan: River Mountain (1)
15. Neighborhood Contact_Person/Others: None
NAME•
LOCATION•
OWNER/APPLICANT•
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Si a Location
F7Lp
St. Michael's Episcopal Church -
Revised Conditional Use Permit
12401 Cantrell Road
The Episcopal Diocese of Arkansas
by Charles Witsell, Jr.
A conditional use permit is
requested to allow for the phased
construction of a church and related
facilities on this R-2 zoned, 6.5
acre site. On January 14, 1992, the
Little Rock Planning Commission
approved a conditional use permit
for St. Michael's to construct a
church on 4.3 acres of the property.
Since that time, St. Michael's has
acquired the adjoining 2.2 acres and
has revised the site plan to include
the complete 6.5 acres.
The proposed church site is located on the south side of
Cantrell Road, approximately 1/4 mile east of Sam Peck Road.
2. rom-atibility wi h Neighborhood
Uses and zoning in the immediate vicinity are varied. A
large area of multifamily zoning extends east of the
Proposed church sites. Several large apartment complexes
are located in this area.
A single family -residential subdivision is located across
the lake, to.the south of this site.
An area of office and multifamily zoning is located west of
this site, at the intersection of Cantrell and Sam Peck
Roads. A large church is currently under construction
directly north of the Sam Peck/Cantrell Road intersection.
A heating and air conditioning company is located adjacent
to the west of the church site.
This proposed church will be compatible with other uses in
the neighborhood.
KIP
4.
5.
6.
7.
FILE NO.: Z -5535-A
On -Site Drives and Parkin
The applicant proposes a two phased development with parking
to correspond to each phase.
The phase one worship space will seat approximately 225
persons. A seventy-five space parking lot will be built
with this phase.
By the completion of phase two, the worship area will seat
approximately 450 persons. An additional 85 parking spaces
are proposed for construction during this future phase,
giving a total of approximately 160 on-site parking spaces.
A 450 seat sanctuary requires 1*13 on-site parking spaces.
Screenina and Buffers
Compliance with the City's Landscape and Buffer Ordinances
is required. All landscaped areas must comply with the site
design and development standards established in the Highway
10 Scenic Overlay Design Ordinance. A 6 foot opaque screen
is required along the south, east and west perimeters where
adjacent to residential properties. All landscaped areas
must have sprinkler systems.
Citv En ineer Comments
Dedicate right-of-way on Cantrell Road (Highway 10) to 55
feet from centerline. Construct sidewalk on all Cantrell
Road (Highway 10) frontage. Detention and Excavation
Ordinances apply.
Highway 10 Scenic Ov-erlav D-esicn District
Compliance with* the 'Highway 10 Overlay Site Design and
Development Standards is required. One of the existing
residential structures which is being incorporated into this
development does encroach slightly into the required front
and side yard setbacks. Staff feels that these
encroachments do not have a negative impact on the Highway
10 standards, as the structure is existing and no change is
proposed in its design.
The site is allowed a single monument ground mounted sign.
The sign shall be a maximum of 6 feet in height and 72
square feet in area.
Utility Comments
Southwestern Bell Telephone requires a 5 foot easement along
portions of the north west and east perimeters. Arkansas
E
NO_- Z -5535-A
Power and Light requires a 15 foot easement along the north
and east property lines and an easement 7 1/2 feet either
side of an existing overhead power line near the west
property line. On-site fire protection is required.
g_ Analysis
On January 14, 1992, the Little Rock Planning Commission
approved a conditional use permit for St. Michael's allowing
for the construction of a church on 4.3 acres of this site.
No construction has taken place since that time.
The church has subsequently acquired the 2.2 acre parcel
adjacent to the east of the 4.3 acre site. The applicant
requests a conditional use permit which would include a
revision of the previously approved site plan and which also
includes the additional 2.2 acre site and the two single
family homes located on it.
The acquisition of this second parcel has made possible a
less dense site design. The parking lots and building
footprint have been "broken up" so as to make better use of
the topography and to provide a better and more natural site
development.
There will be offices open daily and classrooms in use daily
for a variety of meetings and classes. It is possible that
there will ultimately be a preschool or "mother's day out"
program.. No other private school is proposed.
The two houses on the recently acquired 2.3 acre site will
remain as single family homes'for the immediate future. One
may be used as a parsonage or caretaker's house. At some
point in the future, they may be converted to classroom or
office use (as a part of the church program), a youth or
retreat center or removed and replaced with a distant third
or fourth phase of program development which will require a
return to the Planning Commission.
The proposed steeple structure will not exceed 70 feet in
height.
9. t a f f Reco . -ndatI n
Staff recommends approval of this application subject to:
1. Compliance with the City's Landscape and Huffer
Ordinances
2. Compliance with the City Engineer and Utility Comments
3. Compliance with the Highway 10 Scenic Overlay Design
District standards
3
FILE NO.: Z- -A
DBDIVI ION COMMITTEE COM ENT: (APRIL 14, 1994)
Charles Witsell and David Sargent were present representing the
application. Staff presented the item and outlined the City
Engineer, utility and Landscape Comments noted above.
Mr. Witsell asked about the possibility of placing a smaller
directional sign on the property in addition to the principal
ground mounted sign. He was advised to meet with staff to
determine what, if any, additional signage is allowed.
During the discussion of the City Engineer Comments, Mr. Sargent
stated that Tim Daters was researching the possibility that all
required right-of-way on Cantrell Road had been dedicated.
Mr. Witsell then questioned the need for sidewalks along Cantrell
Road. He stated that it would be very difficult to install a
sidewalk due to the topography of the site. He was advised that
sidewalks were required and that a waiver could only be granted
by the Board of Directors.
In response to a question, Bob Brown, Plans Review Specialist,
stated that the required screening could be of natural vegetation
rather than a wooden fence. He emphasized the necessity of
adequately screening all activity areas, such as parking lots,
from the adjacent residential properties.
The Committee then forwarded this item to the full Commission for
final resolution.
PT"NING COY= IDN ACTION: (MAY 3, 1994)
The applicant, -Charles Witsell, was present. There were no
objectors present. Staff presented the item and informed the
Commission that there were no outstanding issues.
As a part of -the Consent Agenda, this item was approved as
recommended by staff. The vote was 10 ayes, 0 noes and 1 absent.
4