Z-8727 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
NOVEMBER 23, 2011
ITEM NO.: 9. REACH OUT AND TOUCH CHRISTIAN CHURCH
CONDITIONAL USE PERMIT- SW COR OF MABELVALE PIKE AND W. 49' STREET (Z-8727)
Planning Staff Comments:
1. There is no Bill of Assurance for this acreage tract.
2. The development is a Phased project with Pre -Phase I being a temporary building and a portion of the
parking lot.
Phase I is a multi -purpose facility. Phase II is a future sanctuary. Parking will be expanded in phases.
The Phase I and Phase II expansions will be brought back to the Planning Commission for review and
approval at which time all permanent aspects of the development will be approved.
3. Staff recommends use of the temporary building (Pre -Phase 1) be limited to a maximum of five (5) years.
4. Pre -Phase I requirements:
a) Placement of the building must comply with all applicable building code requirements.
b) Installation/maintenance of required buffers must be completed for the portion of the site to be used
in Pre -Phase I.
c) Provide signage plan.
d) Provide typical days of usage.
e) Provide occupancy numbers for temporary building.
f) Are any other uses proposed at this time such as day care or Mother's Day out?
g) Locate dumpster/trash collection area and required screening.
Variance/Waivers:
• None requested
Public Works:
1. Due to the proposed use of the property, the Master Street Plan specifies that 49th Street for the frontage of
this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline.
2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half
street improvement to 49th St. including 5-foot sidewalks with planned development. The new back of
curb should be located 15.5 ft from the centerline. At least 20 ft of asphalt surface must be provided.
3. The driveway on 49th St must be located at least 100 ft from the property line. The driveway on Mabelvale
Pike must be located at least 150 ft from the property line. Variances must be requested for the proposed
locations.
Utilities and Fire DeMment/County Planning,
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or
private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review.
Plan revisions may be required after additional review. Contact Central Arkansas Water regarding
procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and Little Rock Fire Department is required.
Contact Central Arkansas Water regarding the size and location of the water meter.
A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition
to normal charges. This fee will apply to all connections including metered connections off the private fire
system.
Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
Fire Department: Approved as submitted. Fire hydrant per Code, maintain access at least twenty (20) foot wide.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
Planning Division: No Comments.
Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements.
A twelve -foot (12') wide land use buffer is required to separate this proposed development from the residential
property on the western perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed.
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 western perimeter of the site. Credit towards fulfilling this requirement
can be given for existing trees and undergrowth that satisfies this year -around requirement.
A small amount of building landscaping will be required in conjunction with this application.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with
the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit
toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or
larger.
Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than
Wednesday November 30, 2011. Required notices are to be sent via certified mail to all owners of property located
within two hundred (200) feet of the site no later than Wednesday November 30, 2011. The City provided notice
form must be used. Proof of notice is to be provided to staff no later than December 5, 2011.
February 2, 2012
ITEM NO.: A
NAME:
LOCATION:
OWNER/APPLICANT:
19111:11111►1
Reach Out and Touch Christian Church —
Conditional Use Permit
Southwest corner of Mabelvale Pike and
West 49th Street
A. W. Hepp and Timothy Nails/
Nolan Rushing, Colliers International
Z-8727
PROPOSAL: A conditional use permit is requested to allow for the
phased development of this vacant R-5 and 0-3
zoned property for a church.
SITE LOCATION:
The property is located on the southwest corner of Mabelvale Pike and
West 49«' Street.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area of mixed zoning and uses. Vacant 1-2
and MF-24 property and a large area of floodway are located to the north.
Single-family residences and what appears to be a vacant multifamily
development are located across Mabelvale Pike to the east. Single-family
residences, a boarded residential structure and a vacant non-residential
building are located to the west. A convenience store, multifamily, auto
garage and commercial uses are located to the south. Development of
this property as a church appears to be compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the SWLR United for Progress and Geyer
Springs Neighborhood Associations.
3. ON SITE DRIVES AND PARKING:
The parking requirement for a church is one parking space for every four
seats in the main worship area. The pre -phase I building will have seating
for approximately 60 persons. In this phase, a single driveway will be
constructed off of Mabelvale Pike. Parking for 37 vehicles will be built with
pre -phase I. The church is requesting an 18-month deferral of the paving
requirement for these 37 spaces. Phase I will include additional parking,
bringing the total up to 91 spaces. An additional driveway onto West 49tn
Street will be built in Phase I.
February 2, 2012
ITEM NO.: A (Cont.) FILE NO.: Z-8727
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
A twelve -foot (12') wide land use buffer is required to separate this
proposed development from the residential property on the western
perimeter of the site. Seventy percent (70%) of these buffers are to
remain undisturbed.
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 western perimeter of the site. Credit towards fulfilling this requirement
can be given for existing trees and undergrowth that satisfies this
year -around requirement.
A small amount of building landscaping will be required in conjunction with
this application.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
5. PUBLIC WORKS COMMENTS:
Due to the proposed use of the property, the Master Street Plan
specifies that 49th Street for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
2. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to 49th St.
including 5-foot sidewalks with planned development. The new back of
curb should be located 15.5 ft from the centerline. At least 20 ft of
asphalt surface must be provided.
3. The driveway on 49th St must be located at least 100 ft from the
property line. The driveway on Mabelvale Pike must be located at
2
February 2, 2012
ITEM NO.: A Cont. FILE NO.: Z-8727
least 150 ft from the property line. Variances must be requested for
the proposed locations.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water:All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
Contact Central Arkansas Water regarding the size and location of the
water meter.
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
K
February 2, 2012
ITEM NO.: A (Cont.
FILE NO.: Z-8727
Fire Department: Approved as submitted. Fire hydrant per Code,
maintain access at least twenty (20) foot wide.
County Planning: No Comments.
CATA: The site is located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 23, 2011)
Joe White and Rev. Dave Williams were present. Staff presented the item and
explained the phasing plan. Mr. White presented a drawing showing pre -phase I
as a modular building with a small parking lot taking access off of Mabelvale
Pike. Staff stated some information was needed on the pre -phase I project.
Staff told the Committee that subsequent phases would have to be brought back
to the Commission for review and approval. Staff stated pre -phase I would have
a specific time frame attached.
Public Works and Landscape Comments were presented. It was determined that
it would be appropriate to defer improvements to West 49th Street until phase I,
the first permanent phase. Mr. White asked if gravel parking could be used.
Staff stated the driveway needed to be paved and the paving of the pre -phase I
parking could be deferred for a time such as 18 months, but not waived.
The applicant was advised to submit a revised plan and responses to staff
issues. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
Reach Out and Touch Christian Church is requesting approval of a conditional
use permit to allow for construction of a church on the vacant property located at
the southwest corner of Mabelvale Pike and West 49th Street. The property
contains approximately 2 acres. The northern 1.16 acres are zoned R-5. The
southern 0.83 acres are zoned 0-3.
The development is a phased project with pre -phase I being a temporary
building, a single driveway onto Mabelvale Pike and a portion of the parking lot.
Use of the pre -phase I temporary building is to be for five (5) years or until
construction of the permanent Phase I building, whichever occurs first. The
pre -phase I building will have a worship area that will accommodate 60 persons.
The driveway off of Mabelvale Pike will be paved for a length of approximately
80 feet. The 37 parking spaces in this phase will be gravel for a period not to
exceed 18 months, at which time that parking will be paved to comply with Code.
M
February 2, 2012
ITEM NO.: A (Cont.
FILE NO.: Z-8727
Phase I is a multipurpose facility of approximately 12,260 square feet in area.
This building will contain classrooms, gymnasium, temporary sanctuary, etc...
With Phase I, the remainder of the parking and a second driveway onto West 49tn
Street will be constructed. Phase II will be a 7,740 square foot addition to the
phase I building; containing the sanctuary.
The phase I and phase II expansions will be brought back to the Planning
Commission for review and approval at which time all permanent aspects of the
development will be reviewed.
Signage will comply with that allowed in office and institutional zones. No
additional uses such as private school, day care or mother's day out are
proposed. Days and hours of use will be those that are typical for a church. The
dumpster and required screening have been indicated on the plan on the
southern portion of the site, near the adjacent commercially zoned properties.
To staff's knowledge there are no outstanding issues. Staff believes the
proposed small church is an appropriate use of the site. There is no bill of
assurance for this acreage tract. Staff supports the requested variances to allow
the driveway spacing on Mabelvale Pike and West 49tn Street as shown and a
deferral of the West 49tn Street improvements until construction of the Phase I
building or five (5) years, whichever comes first.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. Placement of the temporary pre -phase I building is to be limited to a
maximum of 5 years.
3. Placement of the building must comply with all applicable building code
requirements.
4. Installation and maintenance of the required buffers and screening must be
completed for the portion of the site to be used in pre -phase I.
5. The Phase I and Phase II expansions must be brought back to the Planning
Commission as revisions to the CUP for review and approval.
5
February 2, 2012
ITEM NO.: A (Cont.) FILE NO_: Z-8727
Staff recommends approval of a driveway spacing variance to allow the
driveways on West 49th and Mabelvale Pike as proposed.
Staff recommends approval of the deferral of half -street improvements to West
49th Street for five (5) years or until construction of the permanent Phase I
building, whichever occurs first.
Staff recommends approval of the request to utilize gravel parking for the
pre -phase 137 parking spaces for a period not to exceed 18 months. The gravel
parking area must be defined and contained.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2011)
The applicant was not present. There were no objectors present. Staff informed
the Commission that, on December 12, 2011, the applicant had requested
deferral of the item to the February 2, 2012 meeting to allow for possible
revisions to the plan. Staff recommended approval of the deferral request.
There was no further discussion. A motion was made to waive the Commission's
bylaws to accept the late deferral request. The motion was approved by a vote
of 8 ayes, 0 noes and 3 absent. The item was placed on the consent agenda
and approved for deferral to the February 2, 2012 meeting by a vote of 8 ayes,
0 noes and 3 absent.
STAFF UPDATE:
In response to concerns raised by some neighborhood residents, the church has
revised its plans for the property. No longer is a pre -phase I, including use of a
temporary building being proposed. The project has been fleshed out to the
extent that the complete, three-phase plan can be reviewed with no requirement
for Commission review of future phases, unless there is substantial change.
Phase I now consists of a 6,600 square foot, multipurpose building. This is a
single story building with a maximum height of 35 feet. The building will contain
some office space and a kitchen. The multipurpose space will be used for
worship, fellowship and recreational purposes. A single driveway off of
Mabelvale Pike will be installed as will parking for 30 to 40 vehicles. An
18-month deferral of the paving requirement for the parking spaces is requested.
Phase II will be a two-story, 9,000 square foot addition containing office and
classroom space. Additional parking will likely be a part of this phase.
Phase III will be the final sanctuary building addition of 7,100 square feet and
completion of the parking if it was not completed in Phase 11.
9
February 2, 2012
ITEM NO.: A (Cont.
FILE NO.: Z-8727
The buildings will be of metal construction with possibly some brick or stone
accents.
No access will be taken from 49th Street until that street is improved. The
applicant is requesting a deferral of improvements to that street until construction
of the Phase III sanctuary, a period of 5 years or if the development takes access
from the street, whichever occurs first.
Signage will comply with that allowed in office and institutional zones. No
additional uses such as private school, day care or mother's day out program are
proposed. Days and hours of use will be those that are typical for a church.
Dumpster service will be limited to daylight hours.
To staff's knowledge, there are no outstanding issues. Staff is supportive of the
revised plan.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the amended conditional use permit subject to
compliance with the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. Installation of the required buffers and screening must be completed with
Phase I.
Staff recommends approval of a driveway spacing variance to allow the
driveways on West 491h and Mabelvale Pike as proposed.
Staff recommends approval of the deferral of half -street improvements to West
49t" Street for 5 years, until construction of the Phase III sanctuary or until the
development takes access from West 49th Street; whichever occurs first.
Staff recommends approval of the request to utilize gravel parking for the Phase
parking only for a period not to exceed 18 months. The gravel parking area must
be defined and contained. A paved driveway apron must be installed to prevent
gravel from being carried onto the street. The gravel parking area must be
maintained in a manner that does not result in the creation of dust, mud, silt or
standing water.
7
February 2, 2012
ITEM NO.: A Cont. FILE NO.: Z-8727
PLANNING COMMISSION ACTION: (FEBRUARY 2, 2012)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval, including all comments and
conditions, as 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 by a vote of 10 ayes, 0 noes and 1 absent.
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