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HomeMy WebLinkAboutZ-9648 Staff Report 121521January 13, 2022 ITEM NO.: 4 FILE NO.: Z-9648 NAME: Eagle Point Church – Conditional Use Permit LOCATION: Southwest Corner of Mabelvale Pike and Sibley Hole Road DEVELOPER: Eagle Point Church Jerry L. Riddle 11111 Geyer Springs Road Little Rock, AR 72209 OWNER/AUTHORIZED AGENT: Eagle Point Church Jerry L. Riddle 11111 Geyer Springs Road Little Rock, AR 72209 SURVEYOR/ENGINEER: Laha Engineers, Inc. P.O. Box 190251 Little Rock, AR 72219 AREA: 4.11 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 15 CENSUS TRACT: 41.03 CURRENT ZONING: R-2 (Single-Family District) VARIANCE/WAIVERS: None requested. January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 2 A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: Eagle Point Church is requesting a Conditional Use Permit (CUP) to allow for the construction of a church and associated parking at the intersection of Mabelvale Pike and Sibley Hole Road. The applicant also proposes to construct a pavilion in the southern portion of the site to be determined at a later date. B. EXISTING CONDITIONS: The property is undeveloped and mostly wooded primarily around the perimeter of the site. The middle portion of the property is sparsely covered with trees and vegetation. Southwest High School lies east of the property. Additional commercial zoning and uses lie northeast of the site. Residential uses and zoning lie north, west and south of the proposed site. C. NEIGHBORHOOD COMMENTS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: 1. Right of way not shown please depict. Mabelvale Pike is shown as a Minor Arterial with a right of way of 90 feet per master street plan. 2. Right of way not shown please depict. Sibley Hole Rd. is shown as a Collector with a right of way of 60 feet per master street plan. 3. Boundary street improvements are required for both Mabelvale Pike and Sibley Hole Rd. per master street plan. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right- of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. 4. Provide width of proposed driveway on Mabelvale Pike. 5. Provide Sketch Grading and Drainage Plans. January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 3 6. Provide a drainage study showing drainage calculations for the 24hr 25yr and 24hr 100yr storm events as well as stage storage for the detention pond. 7. Provide full civil construction plan set to the Department for review and approval prior to issuance of a building permit. 8. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit. Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. 9. A grading permit must be obtained prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land boundary survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. 10. Provide a drainage report and a full hydrology report for both storm events (24hr 25year and the 24hr 100yr). E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. CenterPoint Energy: No comments received. AT & T: No comments received. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. Please submit plans for water facilities to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact CAW regarding January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 4 procedures for installation of water facilities. Approval of plans by CAW, the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 3. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water’s material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 5 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 6 apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval \by the fire code official 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 7 Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The properties to west and south are zoned R-2. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. In addition to the required screening, buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. 3. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. The average width of the lot is 300’, a minimum 18-foot street buffer is required adjacent to the Mabelvale Pike right-of-way. The average length of the lot is 580-feet a minimum 35-foot street buffer is required adjacent to the Sibley Hole Rd right-of-way. January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 8 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for e very twelve (12) parking spaces. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. 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. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments. Planning Division: No comments received. January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 9 ANALYSIS: The applicant is requesting a conditional use permit to allow for the construction of a one-story 13,000 square foot church on a 4.11 acre site located at the intersection of Mabelvale Pike and Sibley Hole Road. The primary use of the facility will be for church and community related activities. The applicant proposes 216 pews and 54 paved parking spaces with the majority of the parking located on the south side of the building, parking will be also provided on the north and west sides of the building. Additional parking will be provided on the property along the east property line adjacent to Mabelvale Pike. The City’s Zoning Ordinance requires a minimum of 43 parking spaces for the proposed church use. The proposed plan meets this requirement. The proposed project also includes a 20x50 foot pavilion to be located in the southern portion of the property. The applicant notes construction of the pavilion will occur at a later date. The church will take access from a 3-lane driveway along Mabelvale Pike. A second smaller driveway is proposed along Sibley Hole Road in the northwest portion of the property. The applicant notes the church will contain foyer, fellowship hall and classrooms. The applicant notes there will be no daycare-type use proposed as part of this request. The proposed building will not include a steeple and have a thirty-five (35) foot maximum height as allowed in the R-2 zoning district. All proposed building setbacks comply with ordinance standards. The applicant notes that the development will comply with the City’s minimum landscape and buffer requirements. The applicant proposes a silt fence to be constructed around the entire property prior to construction. Any fencing shall comply with Section 36-516 of the City’s Zoning Ordinance. All sight lighting will be low-level and directed away from adjacent properties. Any dumpster located on the site shall comply with Section 36-523 of the City’s Zoning Ordinance. The applicant proposes a 4x8 feet sign to be located in the southeast portion of the property along Mabelvale Pike. All signage must comply with Section 36-553 of the Code (signs allowed in institutional and office zones). January 13, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-9648 10 The applicant provided responses and additional information to all issues raised during staff’s review of the application. To staff’s knowledge, there are no outstanding issues. The applicant is requesting no variances with the proposed CUP. Staff is supportive of the requested conditional use permit to allow for the development of a church at the intersection of Mabelvale Pike and Sibley Hole Road. Staff views the request is reasonable. Staff feels that the new church will not be out of character with the overall area. Staff believes that the proposed church development will have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit (CUP) to allow for the development of a church at the southwest corner of Mabelvale Pike and Sibley Hole Road, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report.