Z-5649-B Staff AnalysisSeptember 18, 2003
ITEM NO.: 8 FILE NO.: Z -5649-B
NAME: Southwest Christian Church — Conditional Use Permit
LOCATION: 10915 Stagecoach Road
OWNER/APPLICANT: Southwest Christian Church/Bruce Newton, Ph.D.
Chairman of the Board
PROPOSAL: A conditional use permit is requested to allow for
construction of a new church on this vacant, R-2
zoned 9.7t acre tract.
SITE LOCATION:
The property is located on the south side of Stagecoach Road,
approximately 0.3 miles south of Otter Creek Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The proposed church site is located in an area of mixed zoning and uses.
Vacant, C-1 and R-2 zoned properties are located across Stagecoach
Road to the north. Vacant, 1-2 zoned property is adjacent to the west.
Vacant, R-2 zoned property and floodway are adjacent to the south and
east. An MF -18 zoned multifamily development is located to the
northwest. Numerous commercial uses, including a nonconforming
salvage yard are located nearby to the east. A city park and a large
mobile home park are nearby to the west. The proposed use is
compatible with uses in the area.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Otter Creek and SWLR
United for Progress Neighborhood Associations were notified of this
request.
3. ON SITE DRIVES AND PARKING:
The site will be accessed via a single driveway off of Stagecoach Road. A
26 -space parking lot will be constructed in Phase I. A second phase
parking lot of similar size will be constructed in conjunction with the future
phase building. The Phase I sanctuary will seat 100 persons, requiring 25
parking spaces. Although the Phase II sanctuary seating has not been
determined, there is more than adequate space on the site to
accommodate any required parking.
September 18, 2003
ITEM NO.: 8 Cont.) FILE NO.: Z -5649-B
4. SCREENING AND BUFFERS:
Compliance with the City's Landscape and Buffer Ordinances is required.
Eight (8) percent (1,316 square feet) of the interior of the vehicular use
area must be landscaped with interior landscape islands. These islands
must be at least 150 square feet in area and 7'/ feet in width to count
toward fulfilling this requirement. One interior tree for each twelve (12)
parking spaces will be required.
A six (6) foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen plantings, is required to help
screen this site from the residential properties to the east and south.
An irrigation system to water landscaped areas is required.
Prior to obtaining a building permit, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape
Architect.
5. PUBLIC WORKS COMMENTS:
1. Stagecoach Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way 45 feet from centerline will be
required (existing ROW is 40').
2. Provide design of street conforming to the Master Street Plan
requirements of a five lane arterial. Construct one-half street
improvement to these streets including 5 -foot sidewalks with planned
development.
3. Plans of all work in right-of-way shall be submitted for approval prior to
start of work. Obtain barricade permit prior to doing any work in the
right-of-way from Traffic Engineering at (501) 379-1817 (Derrick
Bergfield).
4. Obtain permits for improvements within State Highway right-of-way
from AHTD, District VI.
5. A special Grading Permit for Flood Hazard Areas will be required per
Sec. 8-283 prior to any land clearing or construction.
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September 18, 2003
ITEM NO.: S Cont. FILE NO.: Z -5649-B
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Existing sewer main located on site. No construction of any
form of permanent facility other than driveways within the existing
sewer easement.
Entergy: No Comments received.
CenterPoint Energy: Approved as submitted.
Southwestern Bell: Approved as submitted.
Water: No Comments received; contact Central Arkansas Water.
Fire Department: Increase driveway width to 20 feet. Place fire hydrants
per code. Provide access to 24'X 60' (rear) building.
County Planning: No Comments received.
CATH: No comments received.
SUBDIVISION COMMITTEE COMMENT: (AUGUST 28, 2003)
Several representatives of the church were present. Staff presented the item
and noted much more information was needed on the proposed development.
An extensive list of needed information was presented to the applicants. It was
noted that some minor changes needed to be made to the site plan related to
parking lot and driveway design and landscaping. It was noted that the church
was requesting a 5 -year deferral of the required street improvements to
Stagecoach Road. Public Works and Landscaping Comments were presented.
It was noted that the floodway portion of the site would need to be dedicated to
the City. It was also determined that it would be appropriate to approve a
variance of the screening requirement on the south side of the church site since it
would abut the dedicated floodway.
The applicant was advised to submit revised site plans and responses to staff
issues by September 3, 2003. The Committee then forwarded the item to the full
Commission.
STAFF ANALYSIS:
Southwest Christian Church is proposing to construct a new church facility on the
vacant, R-2 zoned, 9.7t acre tract located at 10,915 Stagecoach Road. This
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September 18, 2003
ITEM NO.: 8 Cont. r_ NO.: NO.: Z -5649-B
small congregation is currently meeting in the Otter Creek Clubhouse. The new
church will be constructed on the north end of the site. The southern portion of
the property is in the floodway. The church is not proposing any additional
activities such as day care or private school. The property is not covered by a bill
of assurance. The site will be developed in two phases_
Phase I consists of a 4,000 square foot, one-story, prefabricated metal building
containing a worship area, classrooms and offices; a 24'X 60' portable building
for storage; and a 26 -space, paved parking lot. The worship area will seat 100
persons. Signage will consist of a single, 6 -foot tall, 64 square foot ground -
mounted sign. Site lighting will occur on the building, along the driveway and in
the parking lot. Site lighting will be low-level and shielded downward. No
dumpster will be located on the site. No additional fencing will be constructed.
Activities will primarily occur during typical church hours on Sundays and
Wednesdays although there may be activities at other times.
Phase 11 will occur when the Phase I sanctuary is outgrown, The second phase
consists of a 6,000 square foot, one-story building and additional parking. Phase
Ii will permit expansion of the sanctuary and will add additional classroom space.
The church is requesting a 5 -year deferral of required improvements to
Stagecoach Road. The required right-of-way will be dedicated with Phase
construction. Staff can support a deferral of street improvements for 5 -years or
until Phase 11, whichever occurs first.
The church is also requesting a variance from the requirement to install
screening along the south perimeter of the site. Staff supports this variance. As
was previously mentioned, the southern portion of the site is in the floodway and
will be dedicated to the City. There is no need to provide screening adjacent to
the large area of floodway to the south.
Staff is supportive of the requested conditional use permit. On September 3,
2003, the applicant submitted a revised site plan and responses to issues raised
at Subdivision Committee and noted in the analysis above. To staff's knowledge,
there are no outstanding issues. This proposed small church campus should be
compatible with uses and zoning in the area.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with the staff comments outlined in Sections 4, 5 and 6 of the
staff report.
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September 18, 2003
ITEM NO,� 8 Cont. FILE NO., Z -5549-B
2. Any site lighting is to be shielded downward and inward to the site.
3. Compliance with the approved site plan.
Staff recommends approval of a deferral of required street improvements to
Stagecoach Road for 5 years or until Phase II, whichever occurs first.
Staff recommends approval of a variance from the screening requirement on the
south perimeter of the site where adjacent to the floodway.
PLANNING COMMISSION ACTION: (SEPTEMBER 18, 2003)
The applicants were present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation" above. There was no further
discussion.
The item was placed on the Consent Agenda and approved as recommended by
staff. The vote was 10 ayes, 0 noes and 1 absent.
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