Z-5659-A Staff AnalysisJune 7, 2007
ITEM NO.: 7
NAME: Chenal Valley Church of Christ —
Revised Conditional Use Permit
LOCATION: 16025 Taylor Loop Road
FILE NO.: Z -5659-A
OWNER/APPLICANT: Chenal Valley Church of Christ/Scott Richburg
PROPOSAL: A conditional use permit is requested to allow for
remodeling of the day care facility, addition of office
space and updating of future phased development of
the existing church located on the R-2 zoned 5.4 acre
tract. A deferral of street improvements is requested.
1. SITE LOCATION:
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The church is located at the southeast corner of Taylor Loop Road and
Carter Lane.
COMPATIBILITY WITH NEIGHBORHOOD:
The church has been located at this site for many years. Prior to that,
another church occupied the site. The church is not proposing to expand
its land area. The proposed development was previously approved in
1994 and the church is proposing a modification to the previously
approved phasing plan. Doing so will not affect the church's continued
compatibility with the surrounding residential neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet of the site who could be identified and the Westchester-
Heatherbrae Neighborhood Associations were notified of this request.
ON SITE DRIVES AND PARKING:
The existing sanctuary seating capacity is 380 persons, requiring 95
parking spaces. There are 143 spaces on the site. Additional parking will
be added in two phases with an ultimate total of 263 spaces. The final
seating capacity in the sanctuary is proposed to be 705 persons, requiring
176 spaces. The day school was previously approved to have an
enrollment of 125 students. There is sufficient parking on the site to
accommodate the uses.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
June 7, 2007
M NO.: 7 (Cont.) FILE NO.: Z -5659-A
The zoning buffer ordinance requires a thirty-seven (37') foot wide land
use buffer along the northeastern perimeter of the site next to the
residentially zoned property. Seventy percent (70%) of this buffer is to
remain undisturbed. A note on the site plan reflects the addition of
another row of 90 degree parking. This additional row must remain out of
this buffer area.
The landscape ordinance requires a minimum of 8 % of the paved areas
be landscaped with interior islands of at least 7 Y2 feet in width and 300
square feet in area. Proposed plan does not currently reflect this
minimum.
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 along
the northern and the eastern perimeters of the site and/or next to any
residentially zoned property. Credit towards fulfilling this requirement can
be given for existing trees and undergrowth that satisfies this year -around
requirement.
All existing required on-site vegetation to meet all minimal city ordinance
requirements. Therefore, all missing, diseased, or dead vegetation to be
replaced per minimum ordinance standards.
Any/all fencing or dumpster enclosures to be in good repair or be
replaced/refurbished per the minimal ordinance requirements.
Prior to the issuance of a building permit a landscape plan must be
approved and must obtain the seal of a licensed Landscape Architect.
An automatic irrigation system to water the landscaped areas is required.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree -covered site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving trees
of six (6) inch caliper or larger.
5. PUBLIC WORKS COMMENTS:
1. Due to the proposed use of the property, the Master Street Plan
specifies that Carter Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
2. A twenty (20) foot radial dedication of right-of-way is required at the
intersection of Carter Lane and Taylor Loop Road.
RAI
June 7, 2007
ITEM NO.: 7 Cont. FILE NO.: Z -5659-A
3. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Taylor
Loop Road including 5 -foot sidewalks with planned development. Two
previous deferrals have been granted to the Church for improving
Taylor Loop Road. The cost of the improvements to Taylor Loop Road
cannot only be compared to this addition. The cost should be
compared to existing site improvements and proposed site
improvements. Staff does not recommend deferral of half street
improvements to Taylor Loop Road. Taylor Loop Road is already
being improved just east of this site on the east side of Gooch Lane.
4. Provide a sketch grading and drainage plan. Based on inspection of
the site, the detention structure does not appear to function properly. It
appears the detention structure is upstream of the parking lot and no
water gets in the pond.
5. Verify sufficient detention provided for the existing site and new
additions.
6. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be
installed prior to platting/certificate of occupancy. Contact Traffic
Engineering at 379-1813 (Steve Philpott) for more information.
7. 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) 379-1805 (Travis
Herbner).
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Centerpoint Energy: Approved as submitted.
AT&T (SBC): No comment received.
Water: Contact Central Arkansas Water if larger and/or additional water
meter(s) are required.
Fire Department: Fire hydrants will be required on the south side.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
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June 7, 2007
ITEM NO.: 7 Cont. FILE NO.: Z -5659-A
Planning Division: No Comments.
SUBDIVISION COMMITTEE COMMENT: (MAY 17, 2007)
The applicants were present. Staff presented the item and noted additional
information was needed regarding signage, fencing, building heights, site
lighting, days and hours of uses on the site and dumpster location. Staff asked
the applicant to provide information on the enrollment for the day school. Staff
also asked the applicant to specify the use of the relocated modular building.
Public Works, Landscape and Utility Comments were presented and discussed.
Much of the discussion centered on the church's request for an additional 5 -year
deferral of the street improvements to Taylor Loop Road. Staff noted the church
had received two prior deferrals and staff did not support an additional deferral.
In response to a question, the applicants stated the church had made no
preparations for doing the street work. The applicants stated the current
construction project was valued at $400,000.00 and the estimated street
improvement cost was $100,000.00. Staff stated the improvements were
required whether there was a current project or not since the previous five-year
deferral had come due. The applicants were advised to meet with staff.
The applicants were advised to respond to staff issues by May 23, 2007. The
committee determined there were no other issues and forwarded the item to the
full Commission.
STAFF ANALYSIS:
Chenal Valley Church of Christ occupies the 5.4 ± acre tract located at 16025
Taylor Loop Road. In 1994, the Commission approved a multiphased
development plan to allow for expansion of the church buildings and parking.
What was previously identified as the Phase I sanctuary and education building,
the Phase IV Family Life Center building and parking through Phase II have been
constructed. What was the original building on the site was converted for use by
the day school. An existing modular building has continued to be used as office
space. Required street improvements to Carter Lane and Taylor Loop Road
were deferred for five (5) years. In 1998, the previous Planning Director
approved the permit for construction of the Family Life Center building with street
improvements to Carter Lane only. He stated no more building permits are to be
issued for the site until Taylor Loop Road improvements are constructed. Carter
Lane has been built. No improvement have been made to Taylor Loop Road.
CI
June 7, 2007
ITEM NO.: 7 Cont. FILE NO.: Z -5659-A
The church is now requesting a revision to the C.U.P. to update the phasing plan
to reflect the buildings which have already been constructed and to better
represent the sequence in which the site is anticipated to be developed. As part
of this revision, an additional deferral of the required half -street improvements to
Taylor Loop Road is requested for a period of five (5) more years.
The church has submitted the following phasing and parking plan:
PROJECT PHASING
PHASE I Existing Sanctuary 7,000 s.f.
Existing Education Space 6,500 s.f.
Maximum Height = 42'
PHASE II Existing Family Life Center — 10,500 s.f.
Maximum Height = 28'
PHASE III Existing Dayschool — 4,550 s.f.
Proposed Office Addition — 650 s.f.
Maximum Height = 22'— 4"
PHASE IV Proposed Education Space 3, 460 s.f.
Maximum Height = 27'— 4"
PHASE V Proposed Education Space 3, 900 s.f.
Maximum Height = 27'— 4"
PHASE VI Proposed Sanctuary Expansion 3,000 s.f.
(Interior Expansion)
Proposed Education Space 10,500 s.f.
Maximum Height — 27'— 4"
PARKING
Existing Parking = 143 spaces
Existing HC Parking = 4 spaces
Sanctuary Capacity = 380 people
Seats per Parking Space = 2.7
HC Parking Added in Phase III = 2 spaces
Total Parking after Phase III = 142 spaces
Seats per Parking Space After Phase III = 2.7
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June 7, 2007
ITEM NO.: 7 (Cont.
FILE NO.: Z
Parking to be added @ PH. VI = 121 spaces
Total Parking Spaces after PH. VI = 263 spaces
Total Sanctuary Capacity after PH. VI = 705
Seats per Parking Space after PH. VI = 2.7
INFORMATION
Hours of Operation: Church: All Day Sunday, Wednesday until 10PM
Family Life Center: Sun. -Sat. 7AM — 12AM
Day School: Monday through Friday 7AM — 6PM
Maximum Dayschool Enrollment: 50 children
Number of Dayschool Employees: 11
The applicant submitted additional responses to the issues raised at Subdivision
Committee. Signage will consist of a single, 12 -foot wide by 6 -foot tall monument
style ground sign and building signage. Fencing and landscaping are shown as
required. Screening will be installed along the perimeters where adjacent to
residential properties. The dumpster and screening are now shown behind the
building. The existing modular building is to be relocated to the rear portion of the
site in Phase III and will be used as storage until completion of Phase VI; at
which time, it will be removed from the site. All proposed site lighting will be
shielded downward and into the site. There is no bill of assurance for this
acreage tract.
Staff is supportive of the proposed revisions to the C.U.P. There is, to staffs
knowledge, only one outstanding issue. The church has requested, and staff is
not supportive of, an additional five (5) year deferral of the required half -street
improvements to Taylor Loop Road. Staff believes the improvements are
overdue and should be installed at this time.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revision to the C.U.P. subject to
compliance with the comments and conditions outlined in Sections 4, 5 and 6 of
the agenda staff report.
Staff recommends denial of the requested five (5) year deferral of half -street
improvements to Taylor Loop Road.
June 7, 2007
ITEM NO.: 7 (Cont. _ FILE NO.: Z -5659-A
PLANNING COMMISSION ACTION: (JUNE 7, 2007)
The applicants were present. There were no objectors present. Staff informed
the Commission that the Church had withdrawn the requested deferral of
half -street improvements to Taylor Loop Road. Staff presented the item and a
recommendation of approval, subject to compliance with the comments and
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 9 ayes, 0 noes, 1 absent and 1 open
position.
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