Loading...
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