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HomeMy WebLinkAboutZ-3844-A Staff AnalysisAagust, 24, 1993 ITEM 15 FILE ZM 44 -- LQCATIQH• Arch Street Church of Christ - Conditional Use Permit 11820 Fairview Road OWNER/APPLICANT: Arch Street Church of Christ/ Basil Copeland, Elder PRQPQSAL: A conditional use permit is requested to allow for the construction of a church on this MF -6 zoned 1 1/2± acre site. The proposed sanctuary will have a seating capacity not to exceed 250. QRDINANCE DESIGN STANDARDS: 1. 5 LooaC�n The proposed ch{irch site is located on the east side of Fairview Road, north of Woodland Heights and east of Cedar Branch Drive. 2. Compatibility with Neighbprhood The zoning and uses in the immediate vicinity are mixed, ranging from single family homes to large apartment complexes and office buildings. Adjacent, to the north of this site, is an older neighborhood of single family homes on larger tracts of land. Directly across Fairview Road, to the west, is a new single family residential development. Farther to the west are several large apartment complexes. A vacant tract of HF -6 zoned property is adjacent, to the south. Beyond that, across the street, is the Easter Seal Work Center and a nonconforming kennel operation. Approximately, one -block south and east of this site is a large area of office zoning which includes large office buildings and a large church, Christ The King Catholic Church. With attention given to properly screening the residences to the north and across Fairview Road to the west; this proposed use should be compatible with the neighborhood. A)agust; 24, 1993 BDIVI x ITEM 1 n in FILL Z- 44-A 3. Qn-Site Drives andParking The applicant is proposing to construct a sanctuary with a seating capacity of 250, requiring 62 on-site parking spaces. The site plan, as submitted, shows a parking lot with 84 spaces, four of which are designated as handicapped parking. 4. Screening andBuffers Compliance with the City's Landscape and Buffer Ordinances is required with attention given to screening the single family residences adjacent to the north and across Fairview Road to the west. A 15.4 foot street side buffer is required. The applicant is proposing a 10 foot street side buffer. 5. City Enoinegr Commgnts Master Street Phan improvements including curb, gutter and sidewalks will be required on Fairview Road. Detention and Excavation Ordinances apply. 6. Utility Comments Little Rock Waste Water Utilities states a sewer main extension is required with easements to serve this property. 7. Analysis The applicant is proposing to construct a church on this MF -6 zoned 1 1/2± acre site. This item is associated with Item No. 5 on this agenda, Fairview Park Preliminary Plat. The church will consists of a single building housing a 250 seat sanctuary and the usual associated uses such as classroom space and fellowship hall. The applicant is proposing a reduced street side buffer of 10 feet, 15.4 feet is required. This remaining 10 foot buffer should be heavily landscaped to screen the residences located across Fairview Road from the church parking lot. With attention given to adequately screening adjacent residences, staff is supportive of the proposal. 8. Staff RQcommendation Staff recommends approval of the application as filed subject to: 2 August 24, 1993 ITEM ND 15 Continued) FILE NO.; 7-3844-A 1. Compliance with the City's Landscape and Huffer Ordinances including increased plantings in the reduced street side buffer. 2. Compliance with the City Engineer and utility Comments. SUB IVISION COMMITTEE COMMENT: (AUGUST 5, 1993) The applicant was present. Staff presented the item and outlined the concerns noted above as well as the following items. 1. Provide height and detailed dimensions of the proposed building, including any steeple structures. 2. Eliminate first parking space which backs into the "throat" of each driveway entrance. 3. Provide a signage plan, principal and directional. 4. Provide a grading plan. The applicant agreed to comply with all items noted. It was pointed out to the Committee that sewer would be served to the south over a committed easement. It was determined that there were no other outstanding issues ane. this item was forwarded to the full Commission for final resolution. pLANNING COMKIgSIONA TI (AUGUST 24, 1993) The applicant was present. There were several objectors present. Dana Carney, of the Planning staff, presented the item and informed the Commission that a revised site plan had been submitted which addressed all staff concerns, including increasing the street side buffer to 16 feet. Doug Coy, an attorney and member of the church, addressed the Commission for the applicant. He discussed the merits of the proposal and stated that there would be no school or recreational ac ivities associated with the church. He further state hat the congregation would not exceed 250 persons. If that occurred, he stated, the church would locate another site to sponsor another church, as this church has done in the past. Richard Clements, of 11621 Summit Road, addressed the Commission in opposition to the proposed church. He stated that he fears traffic problems would occur on Fairview Road, which is narrow 3 August 24, 1993 ' SUBDIVISION ITEM NO.: 15 [Continued] FILE NO.: Z -3844--A and dangerous. Mr. Clements asked the Commission to refer the item back to the Subdivision Committee to resolve the potential traffic problems. J. K. Clements, of 11621 Summit Road, next addressed the Commission in opposition to the proposal. He repeated the contention that the church would add to traffic problems on Fairview Road and recommended that Fairview Road be closed at a point north of the proposed church site, thus eliminating traffic using it as a route from Pleasant Forest to Highway 10. Mr. Clements also stated that he feared the church parking lot would become a problem area for loitering and parties, as Cedar Branch was prior to its full development. B. Dale West, of 11617 Summit Road, then addressed the Commission in opposition to the church. He also stated that traffic on Fairview Road was his major concern. He recommended that Fairview Road be made a one-way street. Mr. West stated that the proposed church was not compatible with the neighborhood. After further discussion of the traffic problems on Fairview Road, Mr. Bill Henry, City Traffic Engineer, addressed the Commission. He stated that the City did, at one time, consider making Fairview Road a one-way street. He further stated that the residents of the area were contacted and the City received a mixed response to the proposal. Commissioner Nicholson asked if the proposed church would generate more traffic on a weekly basis than apartments if this MF -6 site were developed as such. Mr. Henry stated that the Traffic Department's studies indicated that apartments would generate more traffic on a weekly basis than would a church of this size. Mr. Kurt Henle, of 11611 Summit Road, addressed the Commission. He stated that he was not in opposition to the church, but felt that it needs a larger site, perhaps on a corner that would give an alternate traffic route other then Fairview Road. Ms. Cloie Morgan, of 10 Cedar Branch, then addressed the Commission in opposition to the proposed church. She stated that the relatively small church site would force overflow parking onto the streets of her neighborhood. She further stated that approval of this application would make it easier for the Commission to approve the forthcoming 0-3 rezoning application for the property to the south of the proposed church site. Mr. Coy, representing the applicant, then addressed the Commission. He stated that Arch Street of Church of Christ was an existing neighborhood church that was seeking to relocate to this ,site. He stated that the church is not a "mega church" and does not intend to grow beyond 250 persons. 4 Amgust.24, 1993 ' SUBDIVISION ITEM x n in FILE z-3844- Mr. - 44 - Mr. Coy continued by stating that traffic would not be a problem. The church meets for services twice on Sundays and once on Wednesdays, other than for special occasions. Mr. Coy concluded by stating that loitering would not be tolerated. He informed the Commission that this proposed church is compatible with the neighborhood. Commissioner VonTungeln reminded the opponents that the portion of Fairview Road located in front of the church will be improved as a result of the church construction. Further discussion then followed concerning this development and the pending 0-3 rezoning request for the property adjacent to the south. Commissioner Putnam stated that Fairview Road would continue to be improved as the adjacent properties are developed. Further discussion then followed between Mr. Putnam and Mr. Clements concerning Fairview Road. Mr. Clements stated that he had spoken with Bill Henry about the possibility of making Fairview Road a cul-de-sac at some point north of the proposed church site. Chairman Walker then called the question. A motion was made and seconded to approve the application as recommended by staff. The vote was 6 ayes, 2 noes, 1 absent and 2 abstentions (Chachere, Nicholson). The application was approved. 5