Z-5554 Staff AnalysisNovember 3, 1992
ITEM NO.: O FILE NO.: Z-5554
NAME:
LOCATION:
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location
Heritage Baptist Temple -
Conditional Use Permit
4910 Stage Coach Road
Heritage Baptist Temple by
Rev. Graham Lewis, Agent
A conditional use permit is
requested to allow use of the
property for a mobile home
security residence.
The site is located on the west side of Stage Coach Road and
immediately south of Asher Avenue on a large site occupied
by the church structure.
2. Compatibility with Neighborhood
The church and school currently on the property are
compatible with the neighborhood and no adverse impact will
be experienced by the adjacent properties with the addition
of this single manufactured home.
3. On -Site Drives and Parking
Access to the site is by way of the existing driveways
through the church properties, to the northwest quadrant of
the site on which the unit will be placed. There are no
proposed expansions or additions to the existing drive or
parking system in connection with this proposal.
4. screening and Buffers
The applicant plans to use the existing screening and
buffering along the perimeter of the site, which is natural
foliage. If additional is needed or required, the applicant
will comply.
5. City Engineer Comments
To provide the additional right-of-way dedication for a
total of 55 feet from the centerline on Stagecoach Road and
along Colonel Glenn Road frontages. Participation in the in
lieu account for improvement of Stagecoach Road should be
offered in the amount determined by Public Works based upon
the value of this improvement.
1
November 3, 1992
SUBDIVISION
ITEM NO.: ❑ Continued FILE NO.: Z-5554
6. Utility Comments
The only comment received has been relative to waste water
service for this proposed dwelling. It is the understanding
of staff that the existing unit is on a septic tank,
provision will need to be made for a tie to the existing
city sewer system or approval for use of the same septic
tank.
7. Analysis
The proposal before the Commission is for a mobile home for
security purposes. Currently, there is a singlewide mobile
home on the site which has been on the site since 1976.
Significant repairs are required to bring this structure up
to a standard acceptable to the church. The church feels
that it would be more economical to replace this unit than
to repair it.
The new mobile home will be a 1989 Sunshine doublewide unit,
measuring 28 feet by 48 feet. It is the desire of the
church to move the new mobile home, approximately 100 feet
westward from the existing location. By moving the home,
the grounds and maintenance person which will use this
structure as their dwelling will have a better view of the
main structures on the site. Currently, the view of the
main structure is blocked by the church bus garage.
8. Staff Recommendation
Staff recommends approval of the application subject to
complying with the City Engineer's comments.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 3, 1992)
The applicant was present. Staff presented the case and some
background on the proposal. In a brief discussion, the Committee
determined that there were no significant issues attendant to
this application. However, the applicant was advised that
provision should be made to comply with the comments above
concerning access to sewer or a septic system. The applicant
indicated that he desired to connect the new unit to the older
septic tank system and would take the appropriate steps to
certify approval to do so.
The Committee forwarded this item to the full Commission for
final resolution.
2
November 3, 1992
SUBDIVISION
ITEM NO.: D Continued FILE NO.: Z-5554
PLANNING COMMISSION ACTION:
(SEPTEMBER 22, 1992)
Steve Tedder was present representing Heritage Baptist Temple.
There were no objectors present. Richard Wood of the Planning
staff explained that the notice requirement has not been met.
Mr. Tedder stated that the notices were only sent 3 to 4 days
ago. As part of the Consent Agenda, this item was deferred to
the October 6, 1992 commission meeting. The vote was 9 ayes,
0 noes and 2 absent.
PLANNING COMMISSION ACTION:
(OCTOBER 6, 1992)
The applicant was not present. Richard Wood of the Planning
staff told the Commission that the applicant had not properly
complied with the notice requirement.
After a short discussion, Commissioner Putnam made a motion that
this item be deferred until the November 3, 1992 Planning
Commission meeting. Commissioner Putnam stated as part of his
motion that this be the final time this matter is to be deferred.
A vote was then taken on the motion to defer. The vote was
9 ayes, 0 noes and 2 absent.
Staff was directed by the Commission to notify the applicant of
the deferral and to inform him that this is the last time that it
will be deferred.
SUBDIVISION COMMITTEE COMMENT:
(OCTOBER 15, 1992)
The applicant was present. Staff informed the Committee that the
applicant had now properly complied with the notice requirement.
A brief discussion then followed between the applicant, the
Committee and Jerry Gardner of the City Engineers office
concerning the required right-of-way dedication and street
improvements.
The Committee then forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION:
(NOVEMBER 3, 1992)
Steve Tedder was present representing Heritage Baptist Temple.
There were no objectors present.
3
November 3, 1992
SUBDIVISION
ITEM NO.: D Continued FILE NO.: Z-5554
Staff presented the item with a recommendation of approval.
Commissioner Oleson questioned what arrangements had been made
for a septic system or sewer tie -on. Staff informed the
Commission that the existing septic system, which is in place
from the previously removed mobile home, would be utilized.
Mr. Tedder then addressed the Commission. He voiced the church's
opposition to the right-of-way dedication and improvement
requirements and informed the Commission that he would be taking
the issue to the Board of Directors. Staff informed the
Commission that the process had been started to take the
right-of-way issue to the Board of Directors. Chairman McDaniel
asked if the Commission had to address the right-of-way issue.
Richard Wood of the staff informed him that they did not, that
it was a matter for the Board of Directors.
As part of the Consent Agenda, this item was approved subject
to the City Engineer's comments. The vote was 9 ayes, 0 noes,
1 absent and 1 abstention (Oleson).
4
1. Meeting Date: November 17, 1992
2. Case No.: Z-5554
3. Request: Waiver of right-of-way dedication and street
improvements on Stagecoach and Colonel Glenn Roads for
Heritage Baptist Temple.
4. Location: 4910 Stagecoach Road
5. Owner/Applicant: Heritage Baptist Temple by
Stephen W. Tedder, Attorney
6. Existing Status: 41± acre site with one large church
building and several associated buildings, including a gym,
a garage and several mobile homes. No street improvements
are in place on either Stagecoach or Colonel Glenn Roads.
7. Source of Request: Required as a condition for the approval
of a conditional use permit allowing for the placement of a
manufactured home for security purposes.
8. Staff Recommendation: Denial of request
9. Planning Commission Recommendation: The Planning Commission
approved the conditional use permit with a vote of 9 ayes,
0 noes, 1 abstention and 1 absent.
10. Conditions or IssuesRemaining t❑ be Resolved: None
11. Right -of -Way Issues: Both Stagecoach and Colonel Glenn
currently have a right-of-way of 60 feet. The Master Street
Plan requires a minimum right-of-way of 110 feet.
12. Objectors: There were none at this writing.
13. Neighborhood Plan: 65th Street West
ITEM NE).: -Z-5554
NAME:
LOCATION•
OWNERIAPPLICANT:
REQUEST:
STAFF REVIEW•
Heritage Baptist Temple
Right -of -Way Waiver
4910 Stagecoach Road
Heritage Baptist Temple by
Stephen Tedder, Attorney
To waive the right-of-way
dedication and improvements
required along 175 feet of
Colonel Glenn Road and along
1,607± feet of Stagecoach
Road; both adjacent to
Heritage Baptist Temple.
1. Public Need for this -Right -of -Way and
Associated Improvements
Colonel Glenn and Stagecoach Roads are both, two-lane,
asphalt strips with none of the essential street
improvements such as curb and gutter or sidewalk.
Residential, commercial and industrial growth has caused the
traffic count on both of these streets to increase over the
past several years. Stagecoach Road (Arkansas Highway 5) is
a funded project for expansion and improvement by the
Arkansas Highway Department. This work could commence
within the next two years. Although the project is a state
project, the City of Little Rock is responsible for right-
of-way acquisition and utility adjustments. Waiving the
right-of-way dedication, at this point, would put the City
in the position of having to purchase it within a relatively
short time.
As regards the actual required improvements, the City
Engineer has indicated that participation in the in lieu
account for improvement of Stagecoach and Colonel Glenn
Roads should be in the amount determined by the City
Engineer based upon the value of the proposed improvement to
the property.
2. Master Street Plan
Both Stagecoach Road and this portion of Colonel Glenn Road
are designated as principal arterials by the Plan. The
minimum required right-of-way for a principal arterial is
110 feet or 55 feet from centerline. Currently, both
Stagecoach Road and Colonel Glenn Road have a right-of-way
of 60 feet or 30 feet from centerline. As such, Heritage
Baptist Temple should dedicate 25 feet for the length of its
property adjacent to both Stagecoach Road and Colonel Glenn
Road.
ITEM NO.: Z-5554 (Cont.
The Boundary Street Ordinance and Master Street Plan both
establish the required street improvements, including
sidewalks, that should be installed.
The City Engineer's office has indicated that participation
in the in lieu account for improvement of Stagecoach Road
and Colonel Glenn Road should be offered in the amount
determined by the City Engineer.
3. Characteristics of Right -of -Way Terrain
There are currently no street improvements such as curb and
gutter or sidewalks along either Colonel Glenn or
Stagecoach. In both cases, the land drops off 6 to 8 feet
from the street grade, to a drainage ditch which runs the
length of the property. The proposed right-of-way terrain
adjacent to Colonel Glenn is heavily wooded. The terrain
adjacent to Stagecoach is level and open other than a single
row of large trees lining the property line.
4. Neighborhood Land Use and Effect
The church occupies a large tract of land, 41± acres, the
majority of which is vacant. In the immediate vicinity, the
uses are primarily single family residential, although there
are other uses nearby. Directly across Stagecoach Road is a
very large undeveloped area of 11C-3" and 110-3" zoning.
on this side of Stagecoach and immediately east is a large
area of 11C-3" zoning at the intersection of Stagecoach,
Colonel Glenn and Asher. Directly west of this site, on
both sides of Colonel Glenn Road, is a large area of 11I-2"
zoning. There are currently several industrial uses in
place. Both Colonel Glenn and Stagecoach Roads are heavily
traveled at this point.
5. Effect on Public Services or Utilities
There are none at the time of this writing.
STAFF RECOMMENDATION:
Staff recommends denial of this waiver request as being
inconsistent with City Policy and applicable City Codes and
Ordinances.
a
r
ITEM NO
NAME'
LOCATION'
OWNER/APPLICANT'
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Site Location
Heritage Baptist Temple -
Conditional Use Permit (Z-5554)
4910 Stagecoach Road
Heritage Baptist Temple/
Rev. Graham Lewis, Agent
A Conditional Use Permit is
requested to allow use of the
property for a doublewide mobile
home.
Located in the Northeast corner approximately 806.4 feet
along Colonel Glenn Road and approximately 1607.2 feet
along State Highway 5 (Stagecoach Road).
2. Compatibility with Neighborhood
The church/school is -compatible with the neighborhood.
No adverse impact will be placed on the adjacent property
owners.
3. On -Site Drives and Parkin
Access to the site is taken off of two existing driveways.
There is also a circular drop-off of which the existing
driveways connect.
4. Screening and Buffers
The applicant plans to use the existing screening and
buffers. If more is needed, the applicant will comply.
5. City Engineer Comments
Provide principal arterial right-of-way dedication (for a
total of 55 feet from centerline) on Stagecoach Road and
Colonel Glenn Road frontages.
6. Analysis
The proposal before the Commission is for a doublewide
mobile home for security reason. Presently, there is a
single wide mobile home on the site. The mobile home has
been on the site since 1976. At this time, the mobile home
is in need of major repairs, and the church feels that it
would be more economical to replace it than to repair it.
1
a
May 19, 1992
SUBDIVISION
ITEM NO.: B
7.
Continu
The new mobile home will be a 1989 Sunshine doublewide unit,
28 X 48 feet. It is also the desire of the church to move
the new doublewide mobile home approximately 100 feet from
the existing location.
By moving the mobile home, the grounds and maintenance
person will have a better view of the main structure. View
of the main structure is blocked by the bus garage.
Staff Recommendation
Staff's only concern about this request is the fact that
there are several junk buses on the site. Staff feels that
the junk buses should be removed.
Staff recommends approval of the
subject to some arrangement being
of the junk buses on the site.
SUBDIVISION COMMITTEE COMMENT:
Conditional Use Permit
made regarding the removal
(MARCH 19, 1992)
The applicant was not present nor was there a representative in
attendance. Staff gave an overview of the applicant's request.
A small discussion took place, however one member asked how many
of the mobile homes on the site are being used for residential
purposes. This item was sent on to the full Commission for
action.
PLANNING COMMISSION ACTION:
(APRIL 7, 1992)
Staff informed the Commission that the notice requirements have
not been met. This item would have to be deferred until the
May 19, 1992 meeting. As part of the Consent Agenda a deferral
was approved by a vote of 7 ayes, 0 noes and 4 absent.
PLANNING COMMISSION ACTION: (MAY 19, 1992)
Staff informed the Commission that the notice requirement still
had not been met. Staff was recommending withdrawal of the
item. As part of the Consent Agenda, staff's recommendation
for withdrawal was approved by a vote of 10 ayes, 0 noes and
1 absent.
2
April 7, '1992
ITEM NO.: 5
NAME: Heritage Baptist Temple -
Conditional Use Permit (Z-5554)
LOCATION: 4910 Stagecoach Road
OWNER APPLICANT: Heritage Baptist Temple/
Rev. Graham Lewis, Agent
PROPOSAL: A Conditional Use Permit is
requested to allow use of the
property for a doublewide mobile
home.
ORDINANCE DESIGN STANDARDS:
1. Site Location
Located in the Northeast corner approximately 806.4 feet
along Colonel Glenn Road and approximately 1607.2 feet
along State Highway 5 (Stagecoach Road).
2. ComiDatibility with Neighborhood
The church/school is compatible with the neighborhood.
No adverse impact will be placed on the adjacent property
owners.
3. On -Site Drives and Parking
Access to the site is taken off of two existing driveways.
There is also a circular drop-off of which the existing
driveways connect.
4. Screening and Buffers
The applicant plans to use the existing screening and
buffers. If more is needed, the applicant will comply.
5. City Engineer Comments
Provide principal arterial right-of-way dedication (for a
total of 55 feet from centerline) on Stagecoach Road and
Colonel Glenn Road frontages.
6. Analysis
The proposal before the Commission is for a doublewide
mobile home for security reason. Presently, there is a
single wide mobile home on the site. The mobile home has
been on the site since 1976. At this time, the mobile home
is in need of major repairs, and the church feels that it
would be more economical to replace it than to repair it.
1
April 7, , 199?
SUBDIVISION
ITEM NO.: 5 Continued
The new mobile home will be a 1989 Sunshine doublewide unit,
28 X 48 feet. It is also the desire of the church to move
the new doublewide mobile home approximately 100 feet from
the existing location.
By moving the mobile home, the grounds and maintenance
person will have a better view of the main structure. View
of the main structure is blocked by the bus garage.
7. Staff Recommendation
Staff's only concern about this request is the fact that
there are several junk buses on the site. Staff feels that
the junk buses should be removed.
Staff recommends approval of the Conditional Use Permit
subject to some arrangement being made regarding the removal
of the junk buses on the site.
SUBDIVISION COMMITTEE COMMENT:
(MARCH 19, 1992)
The applicant was not present nor was there a representative in
attendance. Staff gave an overview of the applicant's request.
A small discussion took place, however one member asked how many
of the mobile homes on the site are being used for residential
purposes. This item was sent on to the full Commission for
action.
PLANNING COMMISSION ACTION:
(APRIL 7, 1992)
Staff informed the Commission that the notice requirements have
not been met. This item would have to be deferred until the
May 19, 1992 meeting. As part of the Consent Agenda deferral
was approved by a vote of 7 ayes, 0 noes and 4 absenN.
2