Z-5659 Staff AnalysisT
Marbh`9, 1993
ITEM NO.: 7 FILE NO • Z-5659
NAME: Chenal Valley Church - Conditional
Use Permit
LOCATION: 16025 Taylor Loop Road
OR APPLICANT: Chenal Valley Church/Scott Evans,
Agent
PROPOSAL: The applicant requests a
conditional use permit to allow for
the phased expansion of an existing
church on this R-2 zoned, 5.4 acre
site. The proposal includes the
phased construction of a new 800
seat sanctuary, education buildings
and a multipurpose building. The
applicant also requests continued
use of the church's classroom space
for a day-care center.
RDI ARCS DESIGN STANDARDS:
1. Site Location
The site is located on the south side of Taylor Loop Road at
its intersection with Bella Rosa Drive.
2. Comp tihility with Neighborhood
A church has existed at this site for many years. The
current owners recently purchased this site and have made an
effort to upgrade the property. The surrounding uses are
exclusively single family residential.
With attention given to buffering/screening the adjacent
residential properties to the south and east, this proposed
use should be compatible with the surrounding neighborhood.
3. On --Site Drives and Parking
A sanctuary with a seating capacity of 800 requires 200
on-site parking spaces.
The applicant is proposing a significant parking area with a
final number of 282 parking spaces. The parking lot will be
built in phases to coincide with the phased development of
the project.
An initial review of the site plan shows the potential loss
of 27 parking spaces once the required buffer/landscaping is
installed. Even with this loss of parking spaces, there
will be more than adequate parking on the site.
March 9, 1993
SUBDIVISION
ITEM NO.: 7 Continued FILE NO.: Z-5659
4. Screening and Buffers
Compliance with the City's landscape and buffer ordinances
is required with attention given to screening the
residential properties adjacent to the south and the east.
The proposed sanctuary may have a tower or cross
approximately 85 feet in height. The required buffers
should contain trees which when mature, will grow to a
height to soften the effect of this structure.
5. City Engineer Comments
Right-of-way dedication and Master Street Plan improvements
will be required on Taylor Loop Road and Carter Lane.
Construct Taylor Loop improvements with Phase I and
construct Carter Lane improvements with the Phase II parking
lot development. Stormwater detention and excavation
ordinances will apply.
6. Utility Comments
Little Rock Waste Water Utility states sewer service is not
available without a sewer main extension.
7. Analysis
A 4,500 square foot single story church has existed at this
location for many years. The structure has been used as a
sanctuary, classrooms and a day-care center. A 960 square
foot portable classroom structure was placed on the property
without prior approval which generated contact from the
City's Code Enforcement Office.
In an attempt to comply with the Enforcement Office, the
church has developed this long range plan and applied for a
conditional use permit. Staff feels that with consideration
given to screening the adjacent residential properties, this
proposal can be supported.
8. Staff Recommendation
Staff recommends approval of this application subject to:
1. Compliance with City Engineer and Utility Comments.
2. Compliance with the City's landscape and buffer
ordinances with increased plantings in the buffer
adjacent to the residential properties to the south and
east, including trees which will grow to a height to
help screen the proposed "steeple structure".
2
March 9, 1993
SUBDIVISION
ITEM NO.: 7 (Continued) FILE NO.: Z-5659
3. Compliance with the phased parking and construction
plan to assure adequate on-site parking.
4. All lighting for the parking lot and drives is to be
low level, directional lighting, aimed away from the
adjacent residential properties.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 18, 1993)
Scott Evans was present representing Chenal Valley Church.
Staff presented the item and outlined some concerns with the
site plan regarding right-of-way dedication and required
buffers/landscaping. Mr. Evans explained to the Committee that
he was working with the staff to revise the site plan to comply
with those concerns. A discussion then took place regarding the
phasing of the right-of-way improvements to Taylor Loop Road and
Carter Lane. Jerry Gardner of the City Engineer's Office stated
that Taylor Loop Road should be improved as part of Phase I and
Carter Lane should be improved when the Phase II parking lot
improvements are made. Mr. Evans explained that the day-care
center currently in operation at the church has 50 children.
When the final project is developed, the day-care center will
expand to a maximum of 125 children. After further discussion,
the Committee forwarded this item to the full Commission for
final resolution.
PLANNING COMMISSION ACTION: (MARCH 9, 1993)
Scott Evans was present representing Chenal Valley Church. There
were no objectors present. Dana Carney, of the Planning staff,
presented the item and informed the Commission that the applicant
had submitted a revised site plan which addresses all staff
concerns. He further stated that the applicant proposes to make
the required improvements to Carter Lane at the time of the
development of Phase II parking, adjacent to Carter Lane, and
that the improvements to Taylor Loop Road will be done at the
time of Phase II sanctuary development, which is an expansion in
seating from 480 to 744±. The City Engineers' Office has
approved this revised phasing plan.
As part of the Consent Agenda, this item was approved subject to
the conditions as noted in the staff recommendation.
The vote was 9 ayes, 0 noes and 2 absent.
3