Z-5644 Staff AnalysisJanuary 26, 1993
ITEM NO.: B FILE NO.: 2-5544
NAME•
LOCATION:
OWNER/APPLICANT•
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location
Covenant Presbyterian Church -
conditional Use Permit
Southwest corner of Chenal Parkway
and Pride Valley Drive
Covenant Presbyterian Church/Steve
Kinzler, Applicant
To construct a 1,200 seat
sanctuary, educational building,
multipurpose building and chapel on
this "R-2" zoned site. The project
is projected to be constructed in
several phases over a period of
approximately ten years.
The site is located south of Chenal Parkway and west of
Pride Valley Drive.
2. Compatibility with Neighborhood
This ten acre site is adjacent to an area of new single
family residences. The church bought this land 8 years ago
with the goal being to build on it. The site is adjacent to
an expressway (Chenal Parkway) and a collector (Pride Valley
Drive). With proper attention being given to adequate
screening and buffering, this proposal should be compatible
with the neighborhood.
3. On -Site Drives and Parkin
The applicant proposes to develop a significant parking area
of 280 spaces, none of which have been indicated as
handicapped. The proposal is to take primary access off of
Huckleberry Drive with other access points being Pride
Valley Drive and Chenal Parkway. A 1,200 seat sanctuary
requires 300 parking spaces, 20 more than the applicant is
proposing. As a part of the Phase I development, the access
point on Huckleberry Drive will be built. This will be the
only access to the site until further development occurs, at
which point the proposed access to Chenal Parkway and Pride
valley Drive will be built.
January 26, 1993
SUBDIVISION
ITEM NO.: B Continued FILE NO.: Z-5644
4. Screening and Buffers
The proposal, as submitted, does a good job of complying
with the buffer/ screening requirements. Substantial areas
are set aside as natural wooded space. There is a 40 foot
buffer required on the west property line. The proposed
plan shows 34 feet. Attention must be given to the west and
south boundaries of the project to adequately screen and
buffer the adjacent residential properties.
5. City Enainee_r Comments
Eliminate access to Chenal Parkway. Close that portion of
Parkside Drive entering the property from Pride valley
Drive. Detention and Excavation Ordinances apply.
6. Utilitv Comments
Southwestern Bell Telephone requires a 5 foot utility
easement along the entire length of the west property line.
Little Rock Municipal Water Works states, "Care should be
taken to prevent damage to the existing 12 inch water main
crossing this property. Any required adjustment and/or
encasement of this main will be at the developers expense."
On-site fire protection may be required.
7. Analysis
Protecting the residential property to the west and south is
of primary concern when reviewing this proposal. This can
be done, to some extent, through screening and buffering.
The site plan, as submitted, shows substantial areas as
being set aside as "natural". These can be incorporated
into the approved plan and designated as undisturbed
buffers, thus protecting them from future development.
The driveway which runs along the west property line could
be moved to the east, adjacent to the buildings, thus
eliminating the traffic flow from being so close to the
adjacent residences.
The access to the site from Huckleberry Drive must be given
special attention. This one point will have the greatest
impact on the residential neighborhood to the south. The
negative impact of this access can be softened by heavily
buffering and landscaping the area adjacent to Huckleberry
Drive. The access off Pride valley Drive should also be
constructed as a component of Phase I, thus eliminating the
need for much of the church traffic having to use
Huckleberry Drive.
2
January 26, 1993
SUBDIVISION
ITEM NO.; B on inu d FILE N Z-5644
The fellowship, education and sanctuary buildings will have
heights of 35 to 40 feet. The sanctuary will be topped by a
steeple of 25 feet for a total height of 65 feet.
8. Staff Recommendation
Staff recommends approval of this application subject to
City Engineer and Utility Comments noted above, construction
of the driveway from Pride Valley Drive as a component of
Phase I and compliance with the landscape and buffer
ordinances with increased landscaping and buffering on the
west and south boundaries of this project. The natural
wooded areas shown on the plan are to remain undisturbed,
thus eliminating the potential for future development in
these areas.
SUBDIVUiON_COMMITTEE COMMENT:
(NOVEMBER 25, 1992)
Steve Kinzler was present representing Covenant Presbyterian
Church. Staff presented the application and outlined the
concerns noted above.
The primary point of discussion was the access to the site.
Jerry Gardner of the City Engineer's Office discussed the City's
opposition to the proposed access point on Chenal Parkway.
Mr. Kinzler stated that he had previously received assurances
from the city that the church could construct an access point on
the Parkway. A lengthy discussion then followed between the
applicant, staff and the Committee concerning this proposed
access to Chenal Parkway. Staff then questioned Mr. Kinzler as
to whether the driveway from Pride Valley Drive could be
constructed as part of Phase I. Mr. Kinzler stated that, other
than for financial concerns, there was no reason why it could
not. Further discussion then followed concerning the phasing of
construction of the parking lot and drives, submitting a
treatment plan for buffer and landscape areas and the closing of
Parkside Drive.
The Committee then forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (DECEMBER 15, 1992)
Steve Kinzler, Jim Eubanks and Tim Reed were present representing
Convenant Presbyterian Church. There were several objectors in
attendance.
January 26, 1993
SOBDIVISYON
ITEM o_; H(Continued)-FILE NO.: Z-5644
Dana Carney of the Planning staff presented the item and a staff
recommendation of approval. He pointed out two changes from the
original site plan submitted. The first change was a reduction
in the width of the driveway entrance off of Huckleberry Drive to
36 feet. The second change was the relocation of the proposed
access to Chenal Parkway. Mr. Carney reported that this access
point had been moved further east and limited to allow for
entrance from and exit to east bound Chenal Parkway. The City
Engineer's Office has approved the Chenal access. .
Jim Eubanks then addressed the Commission and presented an
outline of the project. He stated that the property was
purchased by the church with the understanding that access could
be taken from Huckleberry Drive.
Mr. Eubanks presented a phasing plan for the development and
showed how the access to Huckleberry Drive would best meet the
needs of Phase I. He stated that early development of the access
to Pride Valley Drive would not be in the church's best interest,
and could lead to traffic problems at the Chenal Parkway/Pride
Valley Drive intersection.
Mr. Eubanks continued by stating that it had always been planned
to access the site from Huckleberry Drive and if anyone told the
adjacent residents differently, they were incorrect.
Mr. Eubanks and Mr. Kinzler then presented a landscape/buffer
plan, outlining treatment of the south and west perimeters of the
project in particular.
Larry Golden of #7 Buckthorn then addressed the Commission. He
presented a petition from the neighborhood stating that they
were not in opposition to the church, but are adamant in their
opposition to any access from Huckleberry Drive. He further
stated that the neighborhood wants a 70 foot buffer on the south
perimeter of this site.
Roy Rainey of #4 Buckthorn then addressed the Commission in
opposition to the access from Huckleberry. He stated that such
an access would devalue adjacent residential properties.
James Quickel, David Dodson, Ron Schumacher, Diane Scroggins and
Marsha Kotylo, neighborhood residents, each addressed the
Commission. Each of them stated that they were not in opposition
to the church, but were in opposition to the Huckleberry Drive
access. Several voiced a desire to have a 70 foot buffer on the
south perimeter of the church property.
After further discussion, Commissioner Walker asked if there
might be some point in the development of this project when the
Pride Valley Drive access would become the main access and the
Huckleberry Drive entrance could then be closed. Mr. Eubanks
4
January 26, 1993
SUBDIVISION
ITEM NO_: B Continued FILE NO.: Z-564.4
stated that, at a meeting with private and City Engineers, all
present agreed that all three access points will be needed when
this project is completely developed.
Commissioner Putnam then stated he had a similar problem with a
church in his neighborhood using a residential street and
creating a traffic problem. He also asked if Covenant
Presbyterian would commit to closing the entrance on Huckleberry
Drive at a later point in the development of the project.
Tim Reed, Pastor of Covenant Presbyterian Church, then addressed
the Commission in support of the proposal.
A lengthy discussion then followed in which several commissioners
voiced their support for the project in general, but could not
support it in light of the neighborhood's objection to the
Huckleberry Drive entrance.
Further discussion ensued, during which Commissioner Nicholson
suggested that the church request a deferral to allow them time
to see if any other option was available other than the
Huckleberry Drive entrance. The applicant agreed.
A motion was then made to defer this item until the
January 26, 1993 Planning Commission meeting. The motion passed
by a vote of 7 ayes, 1 noe and 3 absent.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 7, 1993)
The applicants were present. Jim Eubanks presented a proposal to
the Committee in which Convenant Presbyterian Church would build
the access from Huckleberry Drive as part of Phase I. As a part
of the Phase II development, that access point would be removed
and the landscape/buffer along the south perimeter would be
extended to fill in where the access had been. The driveway
exiting onto Pride Valley Drive would then become the primary
access with the access to Chenal Parkway being constructed as a
part of Phase III construction.
The Committee was reminded that the Phase I development is a
single building to serve a current membership of approximately
300 with an average Sunday attendance of less than 200.
After a brief discussion, the Committee determined that the
proposal as stated by the applicant was a reasonable offer. It
was suggested by staff and agreed to by the applicant and the
Committee that a 5 year time limit be placed on the use of the
Huckleberry Drive access, after which it must be removed whether
the church has begun Phase II expansion or not.
5
January 26, 1993
SUBDIVISION
ITEM NO.: S C n ined FILE NO.: Z-5644
The Committee then forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (JANUARY 26, 1993)
Jim Eubanks, Steve Kinzler and Tim Reed were present representing
Convenant Presbyterian Church. There were several other church
members in attendance in support of the application. There were
several objectors present representing the adjacent neighborhood.
Dana Carney of the Planning staff presented the item and informed
the Commission that the applicant had presented a proposal in
which Convenant Presbyterian Church would build the access from
Huckleberry Drive as part of Phase I. As a part of the Phase II
development or within five years, whichever comes first, that
access point would be removed and the landscaping/buffer along
the south perimeter of the site would be extended to fill in
where the access had been.
Jim Eubanks addressed the Commission and verified the proposal.
He and Mr. Kinzler presented a site plan showing the proposed
phasing and stated that five years would be a maximum and that
the church was hoping to grow enough to have to move to Phase II
within a shorter period of time.
Harry Willams, a neighborhood resident, addressed the Commission
in opposition -to the access on Huckleberry Drive. He presented
the commissioners with a map of the Chenal Parkway area, and
identified several churches and apartment complexes which front
onto the Parkway. He stated that none of them enter or exit
through a residential subdivision.
Mr. Willams stated that he represented Wood Creek Subdivision and
asked those residents of Wood Creek present at the meeting to
stand. Fifteen to twenty people stood and stated that they were
unanimous in their opposition to the access on Huckleberry Drive.
Several also voiced their wishes for a 65 foot buffer on the
south perimeter of this site.
Commissioner VonTungeln asked whether any compromise had been
reached between the church and the neighborhood. Mr. Willams
stated that the church had not met with the neighborhood since
the December 15, 1992 Planning Commission meeting.
Commissioner Willis asked if the neighborhood accepted the
compromise on the Huckleberry Drive entrance. Mr. Willams stated
that they did not want any entrance on Huckleberry Drive at all,
and that the neighborhood wants a 65 foot buffer on the south
perimeter.
6
January 26, 1993
UBDIVI IO
ITEM NO.: B oil in ed FILE Z-56AA
Roy Raney, Jr. addressed the Commission in opposition to the
entrance on Huckleberry Drive. He stated that the church should
use the other two proposed entrances and not build any entrance
on Huckleberry Drive. He further stated that there should be a
60 foot buffer on the south perimeter.
Walter Lovell then addressed the Commission in opposition to the
proposed entrance on Huckleberry Drive.
Further discussion then ensued concerning the width of
Huckleberry Drive and the impact that the church traffic would
have on this residential street.
A motion was then made by Commissioner McDaniel to approve the
revised plan with the condition that the access on to Huckleberry
Drive be closed and the landscaping/buffer extended along the
south perimeter to fill in the former access point either within
five years or at the construction and occupancy of Phase II of
the development. The Certificate of Occupancy for Phase II will
be withheld until the Huckleberry Drive access is closed and the
access from Pride Valley Drive opened.
Commissioner Oleson raised the question of whether the closing of
this access could be tied to some of number of persons attending
services at the church, in addition to the phasing and time
requirements. After further discussion, the Commission
determined that this was not an appropriate measure.
Chairman Walker then called for a vote on the motion as stated by
Commissioner McDaniel. The vote was 9 ayes, 0 noes, 1 absent and
1 abstention (Oleson).
After the vote was taken, Mr. James Quickel, a neighborhood
resident addressed the Commission. He questioned what the staff
notation meant regarding the natural wooded areas shown on the
plan. Richard Wood of the Planning staff and Chairman Walker
explained that those areas designated "to remain natural" would
remain undisturbed and would not be developed. Mr. Wood
explained that "undisturbed" means that the area will be allowed
to grow up; the underbrush will not be cut.
Mr. Quickel asked if the church had a right to come back to the
Commission at a later date to ask for permission to leave the
access to Huckleberry Drive open. Chairman Walker stated that
the church had that right.
7
1. Meeting Date: March 2, 1993
2. Case No.: Z-5644
3. Request: Conditional use Permit to allow for the
construction of a church and associated facilities.
4. Location: Chenal Parkway at Pride valley Drive (SW corner)
5. Owner/Applicant: Covenant Presbyterian Church/
Steve Rinzler, Applicant
6. Existing Status: vacant 10.38 acre wooded site,
zoned "R-2".
7. Proposed Use: 1,200 seat sanctuary, education building,
multipurpose building and chapel to be constructed in
several phases over a period of approximately 10 years.
8. staff Recommendation: Approval of the application subject
to compliance with the revised site plan including the
following conditions:
1. Close that portion of Parkside Drive entering the site
from Pride Valley Drive.
2. Compliance with Detention and Excavation ordinances
3. Compliance with Utility Comments
4. The access from Huckleberry Drive is to be built with
Phase I. That access is to be closed and the
landscaping and buffering extended along the south
perimeter to fill in the former access either within
five years or at the construction and occupancy of
Phase II of the development, whichever comes first.
9. Planning commission Recommendation: Approval as per staff
recommendation and noted conditions.
10. Conditions or issues Remaining to be Resolved: Abandonment
of that portion of Parkside Drive entering the site from
Pride Valley Drive.
11. Richt-of Wap Issues: None
12. Recommendation Forwarded With: A planning commission vote
of 9 ayes, 0 noes, 1 absent and 1 abstention (Oleson).
13. oblectors: There were 15 to 20 objectors present at the
January 26, 1993 Planning Commission meeting. Seven (7) of
those objectors filled out a registration form indicating
their desire to address the Commission.
14. Neighborhood Plan: Ellis Mountain (18)
FILE NO.• Z-5644
NAME:
LOCATION:
OWNER/APPLICANT:
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Site Location
Covenant Presbyterian Church -
Conditional Use Permit
Southwest corner of Chenal Parkway
and Pride Valley Drive
Covenant Presbyterian Church/Steve
Kinzler, Applicant
To construct a 1,200 seat
sanctuary, educational building,
multipurpose building and chapel on
this "R-2" zoned site. The project
is projected to be constructed in
several phases over a period of
approximately ten years.
The site is located south of Chenal Parkway and west of
Pride Valley Drive.
2. Compatibility with Neighborhood
This ten acre site is adjacent to an area of new single
family residences. The church bought this land 8 years ago
with the goal being to build on it. The site is adjacent to
an expressway (Chenal Parkway) and a collector (Pride Valley
Drive). With proper attention being given to adequate
screening and buffering, this proposal should be compatible
with the neighborhood.
3. On -Sita Drives and Parking
The applicant proposes to develop a significant parking area
of 280 spaces, none of which have been indicated as
handicapped. The proposal is to take primary access off of
Huckleberry Drive with other access points being Pride
Valley Drive and Chenal Parkway. A 1,200 seat sanctuary
requires 300 parking spaces, 20 more than the applicant is
proposing. As a part of the Phase I development, the access
point on Huckleberry Drive will be built. This will be the
only access to the site until further development occurs, at
which point the proposed access to Chenal Parkway and Pride
Valley Drive will be built.
4. Screening and Buffers
The proposal, as submitted, does a good job of complying
with the buffer/screening requirements. Substantial areas
are set aside as natural wooded space. There is a 40 foot
FILE NO.: Z-5644 Continued
5.
M.
FAM
8.
buffer required on the west property line. The proposed
plan shows 34 feet. Attention must be given to the west and
south boundaries of the project to adequately screen and
buffer the adjacent residential properties.
City Engineer Comments
Eliminate access to Chenal Parkway. Close that portion of
Parkside Drive entering the property from Pride Valley
Drive. Detention and Excavation Ordinances apply.
Utility C mm n s
Southwestern Bell Telephone requires a 5 foot utility
easement along the entire length of the west property line.
Little Rock Municipal Water Works states, "Care should be
taken to prevent damage to the existing 12 inch water main
crossing this property. Any required adjustment and/or
encasement of this main will be at the developers expense."
On-site fire protection may be required.
Ana lys_i s
Protecting the residential property to the west and south is
of primary concern when reviewing this proposal. This can
be done, to some extent, through screening and buffering.
The site plan, as submitted, shows substantial areas as
being set aside as "natural". These can be incorporated
into the approved plan and designated as undisturbed
buffers, thus protecting them from future development.
The driveway which runs along the west property line could
be moved to the east, adjacent to the buildings, thus
eliminating the traffic flow from being so close to the
adjacent residences.
The access to the site from Huckleberry Drive must be given
special attention. This one point will have the greatest
impact on the residential neighborhood to the south. The
negative impact of this access can be softened by heavily
buffering and landscaping the area adjacent to Huckleberry
Drive. The access off Pride Valley Drive should also be
constructed as a component of Phase I, thus eliminating the
need for much of the church traffic having to use
Huckleberry Drive.
The fellowship, education and sanctuary buildings will have
heights of 35 to 40 feet. The sanctuary will be topped by a
steeple of 25 feet for a total height of 65 feet.
Staff Recommends ion
Staff recommends approval of this application subject to
City Engineer and Utility Comments noted above, construction
of the driveway from Pride Valley Drive as a component of
K
FILE NO.: Z-5644 n in d
Phase I and compliance with the landscape and buffer
ordinances with increased landscaping and buffering on the
west and south boundaries of this project. The natural
wooded areas shown on the plan are to remain undisturbed,
thus eliminating the potential for future development in
these areas.
SUBDIVISION OMMITTEE COMMENT:
(NOVEMBER 25, 1992)
Steve Kinzler was present representing Covenant Presbyterian
Church. Staff presented the application and outlined the
concerns noted above.
The primary point of discussion was the access to the site.
Jerry Gardner of the City Engineer's Office discussed the City's
opposition to the proposed access point on Chenal Parkway.
Mr. Kinzler stated that he had previously received assurances
from the city that the church could construct an access point on
the Parkway. A lengthy discussion then followed between the
applicant, staff and the Committee concerning this proposed
access to Chenal Parkway. Staff then questioned Mr. Kinzler as
to whether the driveway from Pride valley Drive could be
constructed as part of Phase I. Mr. Kinzler stated that, other
than for financial concerns, there was no reason why it could
not. Further discussion then followed concerning the phasing of
construction of the parking lot and drives, submitting a
treatment plan for buffer and landscape areas and the closing of
Parkside Drive.
The Committee then forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION:
(DECEMBER 15, 1992)
Steve Kinzler, Jim Eubanks and Tim Reed were present representing
Convenant Presbyterian Church. There were several objectors in
attendance.
Dana Carney of the Planning staff presented the item and a staff
recommendation of approval. He pointed out two changes from the
original site plan submitted. The first change was a reduction
in the width of the driveway entrance off of Huckleberry Drive to
36 feet. The second change was the relocation of the proposed
access to Chenal Parkway. Mr. Carney reported that this access
point had been moved further east and limited to allow for
entrance from and exit to east bound Chenal Parkway. The City
Engineer's Office has approved the Chenal access.
Jim Eubanks then addressed the Commission and presented an
outline of the project. He stated that the property was
purchased by the church with the understanding that access could
be taken from Huckleberry Drive.
3
FILE NO.: Z-5644 (Continued
Mr. Eubanks presented a phasing plan for the development and'
showed how the access to Huckleberry Drive would best meet the
needs of Phase I. He stated that early development of the access
to Pride Valley Drive would not be in the church's best interest,
and could lead to traffic problems at the Chenal Parkway/Pride
Valley Drive intersection.
Mr. Eubanks continued by stating that it had always been planned
to access the site from Huckleberry Drive and if anyone told the
adjacent residents differently, they were incorrect.
Mr. Eubanks and Mr. Kinzler then presented a landscape/buffer
plan, outlining treatment of the south and west perimeters of the
project in particular.
Larry Golden of #7 Buckthorn then addressed the Commission. He
presented a petition from the neighborhood stating that they
were not in opposition to the church, but are adamant in their
opposition to any access from Huckleberry Drive. He further
stated that the neighborhood wants a 70 foot buffer on the south
perimeter of this site.
Roy Rainey of #4 Buckthorn then addressed the Commission in
opposition to the access from Huckleberry. He stated that such
an access would devalue adjacent residential properties.
James Quickel, David Dodson, Ron Schumacher, Diane Scroggins and
Marsha Kotylo, neighborhood residents, each addressed the
Commission. Each of them stated that they were not in opposition
to the church, but were in opposition to the Huckleberry Drive
access. Several voiced a desire to have a 70 foot buffer on the
south perimeter of the church property.
After further discussion, Commissioner Walker asked if there
might be some point in the development of this project when the
Pride Valley Drive access would become the main access and the
Huckleberry Drive entrance could then be closed. Mr. Eubanks
stated that, at a meeting with private and City Engineers, all
present agreed that all three access points will be needed when
this project is completely developed.
Commissioner Putnam then stated he had a similar problem with a
church in his neighborhood using a residential street and
creating a traffic problem. He also asked if Covenant
Presbyterian would commit to closing the entrance on Huckleberry
Drive at a later point in the development of the project.
Tim Reed, Pastor of Covenant Presbyterian Church, then addressed
the Commission in support of the proposal.
A lengthy discussion then followed in which several commissioners
voiced their support for the project in general, but could not
support it in light of the neighborhood's objection to the
Huckleberry Drive entrance.
4
FILE NO.:-5644 C n inued
Further discussion ensued, during which Commissioner Nicholson
suggested that the church request a deferral to allow them time
to see if any other option was available other than the
Huckleberry Drive entrance. The applicant agreed.
A motion was then made to defer this item until the
January 26, 1993 Planning Commission meeting. The motion passed
by a vote of 7 ayes, 1 noe and 3 absent.
SUSDIVZSION COMMTTTEE COMMENT: (JANUARY 7, 1993)
The applicants were present. Jim Eubanks presented a.proposal to
the Committee in which Convenant Presbyterian Church would build
the access from Huckleberry Drive as part of Phase I. As a part
of the Phase II development, that access point would be removed
and the landscape/buffer along the south perimeter would be
extended to fill in where the access had been. The driveway
exiting onto Pride Valley Drive would then become the primary
access with the access to Chenal Parkway being constructed as a
part of Phase III construction.
The Committee was reminded that the Phase I development is a
single building to serve a current membership of approximately
300 with an average Sunday attendance of less than 200.
After a brief discussion, the Committee determined that the
proposal as stated by the applicant was a reasonable offer. It
was suggested by staff and agreed to by the applicant and the
Committee that a 5 year time limit be placed on the use of the
Huckleberry Drive access, after which it must be removed whether
the church has begun Phase II expansion or not.
The Committee then forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (JANUARY 26, 1993)
Jim Eubanks, Steve Rinzler and Tim Reed were present representing
Convenant Presbyterian Church. There were several other church
members in attendance in support of the application. There were
several objectors present representing the adjacent neighborhood.
Dana Carney of the Planning staff presented the item and informed
the Commission that the applicant had presented a proposal in
which Convenant Presbyterian Church would build the access from
Huckleberry Drive as part of Phase I. As a part of the Phase II
development or within five years, whichever comes first, that
access point would be removed and the landscaping/buffer along
the south perimeter of the site would be extended to fill in
where the access had been.
5
FILE NO.: Z-5644 Continued
Jim Eubanks addressed the Commission and verified the proposal.
He and Mr. Rinzler presented a site plan showing the proposed
phasing and stated that five years would be a maximum and that
the church was hoping to grow enough to have to move to Phase II
within a shorter period of time.
Harry Willams, a neighborhood resident, addressed the Commission
in opposition to the access on Huckleberry Drive. He presented
the commissioners: -with a map of the Chenal Parkway area, and
identified several churches and apartment complexes which front
onto the Parkway. He stated that none of them enter or exit
through a residential subdivision.
Mr. Willams stated that he represented Wood Creek Subdivision and
asked those residents of Wood Creek present at the meeting to
stand. Fifteen to twenty people stood and stated that they were
unanimous in their opposition to the access on Huckleberry Drive.
Several also voiced their wishes for a 65 foot buffer on the
south perimeter of this site.
Commissioner VonTungeln asked whether any compromise had been
reached between the church and the neighborhood. Mr. Willams
stated that the church had not met with the neighborhood since
the December 15, 1992 Planning Commission meeting.
Commissioner Willis asked if the neighborhood accepted the
compromise on the Huckleberry Drive entrance. Mr. Willams stated
that they did not want any entrance on Huckleberry Drive at all,
and that the neighborhood wants a 65 foot buffer on the south
perimeter.
Roy Raney, Jr. addressed the Commission in opposition to the
entrance on Huckleberry Drive. He stated that the church should
use the other two proposed entrances and not build any entrance
on Huckleberry Drive. He further stated that there should be a
60 foot buffer on the south perimeter.
Walter Lovell then addressed the Commission in opposition to the
proposed entrance on Huckleberry Drive.
Further discussion then ensued concerning the width of
Huckleberry Drive and the impact that the church traffic would
have on this residential street.
A motion was then made by Commissioner McDaniel to approve the
revised plan with the condition that the access on to Huckleberry
Drive be closed and the landscaping/buffer extended along the
south perimeter to fill in the former access point either within
five years or at the construction and occupancy of Phase II of
the development. The Certificate of Occupancy for Phase II will
be withheld until the Huckleberry Drive access is closed and the
access from Pride Valley Drive opened.
�g
FILE NO.: Z-5644 (Continued
Commissioner Oleson raised the question of whether the closing of
this access could be tied to some of number of persons attending
services at the church, in addition to the phasing and time
requirements. After further discussion, the Commission
determined that this was not an appropriate measure.
Chairman Walker then called for a vote on the motion as stated by
Commissioner McDaniel. The vote was 9 ayes, 0 noes, 1 absent and
1 abstention (Oleson).
After the vote was taken, Mr. James Quickel, a neighborhood
resident addressed the Commission. He questioned what the staff
notation meant regarding the natural wooded areas shown on the
plan. Richard Wood of the Planning staff and Chairman Walker
explained that those areas designated "to remain natural" would
remain undisturbed and would not be developed. Mr. Wood
explained that "undisturbed" means that the area will be allowed
to grow up; the underbrush will not be cut.
Mr. Quickel asked if the church had a right to come back to the
Commission at a later date to ask for permission to leave the
access to Huckleberry Drive open. Chairman Walker stated that
the church had that right.
7