Z-5615 Staff AnalysisJuly 27, 1993
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TAFF ANALYSIS
Z-5615
Allison Presbyterian Church -
Conditional Use Permit
Deferment
922 Wright Avenue
Allison Presbyterian Church
The applicant requests a
deferment of one year after
completion of the new
sanctuary to construct the
parking lot and associated
site work.
At its November 3, 1992 meeting, the Planning Commission approved
a conditional use permit allowing Allison Presbyterian Church to
construct a new sanctuary and 25 space parking lot on its "R-4"
zoned property located at 922 Wright Avenue.
During review of the conditional use permit application, the
Subdivision Committee and subsequently the Planning Commission
determined that it was appropriate to base required on-site
parking on the actual increase in seating from the existing -
sanctuary to the proposed new sanctuary. The increase in seating
was 70 seats, requiring 18 on-site parking spaces.
The church is now in the initial phase of construction of the
sanctuary. The cost of the project exceeded the budget and the
church had to borrow an additional $10,000 for the construction
of the sanctuary alone.
Allison Presbyterian is now requesting a deferment of one year,
after the completion of the new sanctuary, to start construction
of the parking lot and associated site work, including
landscaping and sidewalks.
The Board of Directors has waived the right-of-way dedication and
associated street improvement requirements, but the church has
chosen to build the sidewalks when the parking lot is built.
Staff feels that the request to put off the beginning of
construction on the parking lot until one year after the
completion of the sanctuary is too vague and uncertain. The
deferment should be until a certain date.
July 27, 1993
ITEM NO.: 8 (.Continued _ OTHER MATTER
STAFF RECOMMENDAT10:
Staff recommends that the church be given until May 5, 1995 to
construct the parking lot and associated site work, including
sidewalks and landscaping.
PLANNING COMMISSION ACTION: (JULY 27, 1993)
The applicant was present. The issue was placed on the Consent
Agenda and the Commission voted to defer the completion of the
parking lot improvements until May 15, 1995. The vote was
7 ayes, 0 nays and 4 absent.
2
November 3, 19x2
ITEM NO.: 6 FILE NO.: Z-5615
NAME:
LOCATION:
OWNERIAPPLZCANT•
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location
Allison Presbyterian Church -
Conditional Use Permit
922 Wright Avenue
Allison Presbyterian Church by
Ronald B. Woods, Agent
To construct a new 4,000 square
foot sanctuary and 28 space parking
lot. The existing building will
be converted to a multipurpose
facility, including classrooms and
a fellowship hall.
This site is located at the northeast corner of Wright
Avenue and Chester Street.
2. Compatibility with Neighborhood
The church has been in existence at this location for
approximately 30 years. The majority of the land in the
immediate vicinity is zoned residential, however, there are
several institutional uses within two blocks of this site.
Dunbar School, Gibbs School and Dunbar Community Center are
located directly northeast of this site. Rightsell School
is one block to the south and another church is one block
east of this site. There is a convenience store directly
across the street to the south.
Due to the existing influence of institutional uses in this
neighborhood and based on Allison Presbyterian's history at
this location, the addition of the new sanctuary should not
have a negative impact on the neighbors.
3. On -Site Drives and Parking
The applicant proposes construction of a parking lot on
the northeast corner of this site. The lot will contain
28 spaces including two designated as handicapped. The site
currently has no on-site parking. A 250 seat sanctuary
requires 63 parking spaces. The applicant proposes to also
utilize the service station property to the south for
parking.
1
November 3, 1992
SUBDIVISION
ITEM NO.: 6 Continued FILE NO.: 7-5515
4. screening and Buffers
The proposal as submitted shows no screening or buffers.
5. City Engineer Comments
Wright Avenue bypass is a minor arterial street and requires
a 70 foot right-of-way. Provide the additional right-of-way
dedication for a total of 35 feet from the centerline on
Wright Avenue bypass and improve Wright Avenue bypass to
Master Street Plan standards.
6. Utility Comments:
A 15 foot easement is required by Arkansas Power and Light
Company on all four sides of the church building site.
Contact AP&L.
7. AD_L sis
Due to the unusual configuration of this site, the proposed
new sanctuary will encroach into the required front and rear
yard setbacks. A 25 foot setback is required for both the
front and rear yard and only 19.6 feet and 9 feet are
proposed respectively.
The proposed 28 space parking lot will provide approximately
44% of the required parking for the new sanctuary. The
church currently has no on-site parking. As this is the
building of a new sanctuary for an existing congregation,
the question needs to be asked how many more seats are there
in the new sanctuary than currently exist in the present
sanctuary?
The proposed new parking lot does not comply with the buffer
ordinance or the landscape ordinance.
8. Staff Recommendation
Staff recommends approval of the application subject to
complying with the City Engineer's comments and resolution
of the setback, utility, parking requirement and parking lot
design issues noted above.
SUBDIVISION COMMITTEE COMMENT: (OCTOBER 15, 1992)
The applicant was present. Staff presented the case and some
background on the proposal. Jerry Gardner of the City Engineer's
office explained the necessity of dedicating additional
2
November 3, 19,92
SUBDIVISION
ITEM NO.: 6 (Continued) FILE NO.: Z-5615
right-of-way on Wright Avenue bypass and of building of Wright
Avenue bypass to Master Street Plan standards, including
sidewalks. The applicant stated that he had met with Bob Brown
of the City staff and Bob had approved the buffer and landscape
plan for the proposed new parking lot.
In a brief discussion, the Committee determined that the proposed
encroachments into the required front and rear yard setbacks were
not significant issues. The Committee further determined that
the required parking could be based on the difference in seating
from the current sanctuary to the proposed new 250 seat
sanctuary. The applicant was then instructed to determine the
current seating in the existing sanctuary.
The Committee forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 1992)
Commissioner Ron Woods informed the Commission that he wished to
abstain on this item and to step down to address them as an
applicant for Allison Presbyterian Church. After a brief
discussion, a motion was made and seconded to waive the Bylaws to
allow Commissioner Woods to address the Commission as applicant
for this issue. The motion passed by a vote of 6 ayes, 3 noes,
1 absent and 1 abstention (Woods).
Staff presented the proposal and informed the Commission that a
revised parking lot design had been submitted which complied with
the City's landscape and buffer ordinances. The redesigned
parking lot also resolved concerns which the City Engineer and
Building Codes personnel had with the placement of the
handicapped parking stalls. Staff then stated that the increase
in seating was from 180 seats to 250 seats or an increase of
70 seats which would require 18 parking spaces. The Commission
was informed that the Subdivision Committee felt it was
appropriate to base required on-site parking on the actual
increase in seating, and not on the entire seating capacity of
the new sanctuary.
Mr. Woods then addressed the Commission. He presented a scaled
model of the proposal and explained the need for the
encroachments into the required front and rear setbacks.
Jerry Gardner of the City Engineer's office then addressed the
Commission. He discussed the right-of-way issue and explained
that Wright Avenue bypass is essentially improved to its proper
function although it dimensionally does not meet the city
standard. He further stated that the needs of the City would not
be severely restricted if the right-of-way requirement were
November 3, 19,92
SUBDIVISION
ITEM NO.: 5 Continued FILE NO.: Z-5615
waived. Mr. Gardner then reminded the Commission that although
neither they nor staff had authority to waive the right-of-way
requirement, the Commission could recommend to the Board of
Directors that the right-of-way requirement be waived.
After further discussion, a motion was made to approve the
application with a recommendation to the Board of Directors that
the right-of-way requirement be waived. The vote was 7 ayes,
0 noes and 4 abstentions (Walker, Nicholson, Oleson and Woods)-.
4
t
1. Meeting Date: December 1, 1992
2. Case No.: Z-5615
3. Request: To waive the right-of-way dedication and
improvements required along Wright Avenue bypass from
Izard Street to Chester Street for a length of approximately
394 feet.
4. Location: South side of Wright Avenue bypass between Izard
and Chester Streets.
5. Owner/Applicant: Allison Presbyterian Church/Ronald Woods,
Agent
6. Existing Status: Wright Avenue bypass is essentially
improved to its proper function although it dimensionally
does not meet the city standard. All improvements are in
place with the exception of the sidewalk and the applicant
has agreed to build the sidewalk for the entire length of
this block of Wright Avenue bypass.
7. Source of Requirement: Allison Presbyterian Church has
proposed to build a new sanctuary adjacent to the existing
facility. The dedication and improvements are a Boundary
Street and Subdivision Ordinance requirement for the
approval of this conditional use permit.
8. Staff Recommendation: Approval of the conditional use
permit for the sanctuary subject to the required right-of-
way dedication and improvements.
9. Planning Commission Recommendation: Approval of the
conditional use permit with a recommendation to the Board of
Directors that the right-of-way dedication and improvements
be waived.
10. Conditions or Issues Remaining to be Resolved: None
11. Right -of -Way Issues: Wright Avenue bypass is classified as
a minor arterial with a reduced right-of-way of 70 feet. At
this location, the current right-of-way is 60 feet thus
requiring a dedication of 5 feet from Allison Presbyterian
Church.
12. Recommendation Forwarded With: A Planning Commission vote
of 7 ayes, 0 noes, 4 abstentions.
13.
Objectors:
There
are none at the
time of this writing.
14.
Neighborhood
Plan:
Central City;
8
Item No. Z-5615,
Name:
Location:
owner/Applicant:
Request;
Allison Presbyterian Church -
Conditional Use Permit
922 Wright Avenue
Allison Presbyterian
Church/Ronald Woods, Agent
To waive the right-of-way
dedication and improvement
requirements for approximately
394 feet of Wright Avenue
Bypass adjacent to Allison'
Presbyterian Church.
STAFF REVIEW:
1. Public Need for the Dedication and Improvements
According to the City Engineer's Office, Wright Avenue
Bypass is essentially improved to its proper function
although it, dimensionally does not meet the city standard.
All street improvements are in place, other than sidewalk.
The applicant has agreed to construct a sidewalk for the
entire 394 feet of the block, utilizing the existing
right-of-way.
2. Master Street Plan
Wright Avenue Bypass is designated as a minor arterial with
a reduced right-of-way requirement of 70 feet. Currently,
the right-of-way, at this point, is 60 feet thus requiring a
dedication of 5 feet from Allison Presbyterian to come up to
Master Street Plan standards.
The plan requires a sidewalk on this side of Wright Avenue
Bypass and the applicant has agreed to build one, utilizing
the existing right-of-way.
3. Characteristics of Right -of -Way Terrain
The right-of-way terrain is level and flat although it is
approximately two feet above the street grade.
4. Neighborhood Land Use and Effect
The uses in this neighborhood are varied. In the immediate
vicinity are the Dunbar School, Dunbar Community Center,
Gibbs School, Rightsell School and a small number of
commercial uses. Even with these uses in the area, the
predominance of the neighborhood is residential.
1
Item No. Z-5615 Cont.
There are sidewalks on both sides of nearly every street in
the immediate vicinity, except for this one side of this one
block of Wright Avenue Bypass.
5. Effect on Public Services or Utilities
None
CITY ENGINEER COMMENTS:
Recommend approval of the waiver request. Wright Avenue Bypass
is essentially improved to its proper function and no need for
further expansion is seen.
STAFF RECOMMENDATION:
Staff recommends denial as being inconsistent with established
city policy.
PLANNING COMMISSION RECOMMENDATION:
In approving the application for a conditional use permit, the
Commission recommends to the Board that the dedication and
improvements be waived.
2
FILE NO.: Z-5615
NAME:
LOCATION:
OWNER APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location
Allison Presbyterian Church -
Conditional Use Permit
922 Wright Avenue
Allison Presbyterian Church by
Ronald B. Woods, Agent
To construct a new 4,000 square
foot sanctuary and 28 space parking
lot. The existing building will
be converted to a multipurpose
facility, including classrooms and
a fellowship hall.
This site is located at the northeast corner of Wright
Avenue and Chester Street.
2. Compatibility with Neighborhood
The church has been in existence at this location for
approximately 30 years. The majority of the land in the
immediate vicinity is zoned residential, however, there are
several institutional uses within two blocks of this site.
Dunbar School, Gibbs School and Dunbar Community Center are
located directly northeast of this site. Rightsell School
is one block to the south and another church is one block
east of this site. There is a convenience store directly
across the street to the south.
Due to the existing influence of institutional uses in this
neighborhood and based on Allison Presbyterian's history at
this location, the addition of the new sanctuary should not
have a negative impact on the neighbors.
3. On --Site Drives and Parkin
The applicant proposes construction of a parking lot on
the northeast corner of this site. The lot will contain
28 spaces including two designated as handicapped. The site
currently has no on-site parking. A 250 seat sanctuary
requires 63 parking spaces. The applicant proposes to also
utilize the service station property to the south for
parking.
4. Screening and Buffers
The proposal as submitted shows no screening or buffers.
1
FILE NO.: Z-5615 Continued
5.
7.
8.
City Engineer Comments
Wright Avenue bypass is a minor arterial street and requires
a 70 foot right-of-way. Provide the additional right-of-way
dedication for a total of 35 feet from the centerline on
Wright Avenue bypass and improve Wright Avenue bypass to
Master Street Plan standards.
Utility Comments:
A 15 foot easement is required by Arkansas Power and Light
Company on all four sides of the church building site.
Contact AP&L.
Analysis
Due to the unusual configuration of this site, the proposed
new sanctuary will encroach into the required front and rear
yard setbacks. A 25 foot setback is required for both the
front and rear yard and only 19.6 feet and 9 feet are
proposed respectively.
The proposed 28 space parking lot will provide approximately
44% of the required parking for the new sanctuary. The
church currently has no on-site parking. As this is the
building of a new sanctuary for an existing congregation,
the question needs to be asked how many more seats are there
in the new sanctuary than currently exist in the present
sanctuary?
The proposed new parking lot does not comply with the buffer
ordinance or the landscape ordinance.
Staff Recommendation
Staff recommends approval of the application subject to
complying with the City Engineer's comments and resolution
of the setback, utility, parking requirement and parking lot
design issues noted above.
SUBDIVISION COMMITTEE COMMENT:
(OCTOBER 15, 1992)
The applicant was present. Staff presented the case and some
background on the proposal. Jerry Gardner of the City Engineer's
office explained the necessity of dedicating additional
right-of-way on Wright Avenue bypass and of building of Wright
Avenue bypass to Master Street Plan standards, including
sidewalks. The applicant stated that he had met with Bob Brown
of the City staff and Bob had approved the buffer and landscape
plan for the proposed new parking lot.
FILE NO.: Z-5615 Continued
In a brief discussion, the Committee determined that the proposed
encroachments into the required front and rear yard setbacks were
not significant issues. The Committee further determined that
the required parking could be based on the difference in seating
from the current sanctuary to the proposed new 250 seat
sanctuary. The applicant was then instructed to determine the
current seating in the existing sanctuary.
The Committee forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (NOVEMBER 3, 1992)
Commissioner Ron Woods informed the Commission that he wished to
abstain on this item and to step down to address them as an
applicant for Allison Presbyterian Church. After a brief
discussion, a motion was made and seconded to waive the Bylaws to
allow Commissioner Woods to address the Commission as applicant
for this issue. The motion passed by a vote of 6 ayes, 3 noes,
1 absent and 1 abstention (Woods).
Staff presented the proposal and informed the Commission that a
revised parking lot design had been submitted which complied with
the City's landscape and buffer ordinances. The redesigned
parking lot also resolved concerns which the City Engineer and
Building Codes personnel had with the placement of the
handicapped parking stalls. Staff then stated that the increase
in seating was from 180 seats to 250 seats or an increase of
70 seats which would require 18 parking spaces. The Commission
was informed that the Subdivision Committee felt it was
appropriate to base required on-site parking on the actual
increase in seating, and not on the entire seating capacity of
the new sanctuary.
Mr. Woods then addressed the Commission. He presented a scaled
model of the proposal and explained the need for the
encroachments into the required front and rear setbacks.
Jerry Gardner of the City Engineer's office then addressed the
Commission. He discussed the right-of-way issue and explained
that Wright Avenue bypass is essentially improved to its proper
function although it dimensionally does not meet the city
standard. He further stated that the needs of the City would not
be severely restricted if the right-of-way requirement were
waived. Mr. Gardner then reminded the Commission that although
neither they nor staff had authority to waive the right-of-way
requirement, the Commission could recommend to the Board of
Directors that the right-of-way requirement be waived.
After further discussion, a motion was made to approve the
application with a recommendation to the Board of Directors that
the right-of-way requirement be waived. The vote was 7 ayes,
0 noes and 4 abstentions (Walker, Nicholson, Oleson and Woods).
3