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HomeMy WebLinkAboutZ-3987-B Staff AnalysisJanuary 9, 1997 ITEM NO.• 11 NAME• LOCATION• OWNER/APPLICANT: PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z -3987-B Otter Creek Assembly of God - Conditional Use Permit 9415 Stagecoach Road (Hwy. 5) Otter Creek Assembly of God Church/Les Brawner A conditional use permit is requested to allow a 3,000 square foot and a 2,210 square foot addition to an existing church building and a parking lot expansion. The property is zoned R-2. The existing Otter Creek Assembly of God Church is located on the east side of Stagecoach Road (Hwy. 5) approximately one-half mile south of Baseline Road. 2. Compatibility with Neighborhood: The properties immediately north, south and east of the church site are vacant and heavily wooded. A recently constructed church is located just further north, along the east side of Stagecoach Road. Fourche Creek is located to the east. The properties to the west, across Stagecoach Road, contain single-family residences on large lots. The proposed church building and parking lot expansion should not have an adverse effect on the surrounding properties. The Otter Creek Homeowners Association has been notified of the public hearing. 3. On -Site Drives and Parking: The current church site is accessed by utilizing a single driveway from Stagecoach Road. The existing church sanctuary has a seating capacity of 200. This requires 40 parking spaces (1 parking space January 9, 1997 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -3987-B per 5 seats for churches built prior to November 1, 1988). The applicant is proposing to increase the church's seating capacity by 112 seats. This requires 28 parking spaces (1 parking space per 4 seats), or a total of 68 parking spaces. The applicant is proposing a total of 68 parking spaces. 4. Screening and Buffers: A total of six percent of the interior of the new expanded vehicular use area must be landscaped. The plan submitted does not provide for this requirement. An upgrade in landscaping toward compliance with the Landscape Ordinance equal to the expansion proposed will be required. The proposed western parking spaces project over into the 15 foot on site full buffer width requirement along Highway No. 5. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. Public Works Comments: Provide dedication of right-of-way to 45 feet from centerline and provide in -lieu fees for cost of 1/2 of this minor arterial with sidewalk. Deferral has been granted two times before by staff for streets and Storm Detention requirements. A grading permit and development permit for special flood hazard area are required prior to construction. All driveways shall be concrete aprons per City Ordinance. 6. utility and Fire Department Comments: L.R. Wastewater Utility - Sewer location shown on plat is incorrect. Sewer main located on west side of Highway 5 with crossing and Manhole located on subject property at northwest corner. Contact Little Rock Wastewater utility for details. L.R. Water Works - A pro rata front footage charge of $15/per front foot applies in addition to normal connection fees for service to this property. 7. Staff Analysis: The applicant is requesting a conditional use permit to allow for the expansion of the existing church building January 9, 1997 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -3987-B at 9415 Stagecoach Road. The property is zoned R-2. The applicant is also proposing to expand the existing parking lot. The site contains the existing Otter Creek Assembly of God Church building and related parking area. The site also contains a 30 foot by 30 foot accessory storage building. The applicant is proposing a 3,000 square foot and a 2,210 square foot addition to the existing church building. The 3,000 square foot addition will be to the north end of the church building. This addition will be used as a gymnasium/recreation facility. The 2,210 square foot addition, which will be on the west side of the building, will be used for administrative offices. The proposed additions will exceed the minimum building setbacks required by ordinance. The building height will not exceed the maximum 35 feet allowed by ordinance. Therefore, no variances are required. The proposed hours of operation are as follows: Church Offices - 8:00 a.m. to 5:00 p.m. Monday through Friday, Gymnasium/Recreation facility - occasional week night activities. The new office space will allow expansion of the sanctuary from the current seating capacity of 200 seats to 312 seats. The existing seating capacity of 200 requires 40 parking spaces (1 parking space per 5 seats for churches built prior to November 1, 1988). Increasing the seating capacity by 112 seats requires an additional 28 parking spaces (1 parking space per 4 seats). Therefore, the total number of parking spaces required for this site is 68. The applicant is proposing 68 parking spaces with this site plan. No site lighting is proposed. The applicant is requesting a deferral of in -lieu fees for construction costs of one-half of a minor arterial street with sidewalk, as required by Public Works. The Otter Creek Assembly of God Church wishes to formulate a contractual agreement with the City of Little Rock to defer the in -lieu fees required for the future widening of Stagecoach Road. The church is offering to pay the lesser of the following: 1. 15% of the church's proposed building construction cost, or, 2. Construction cost for widening Stagecoach Road K, January 9, 1997 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -3987-B The Church proposes that this payment take place when either the City of Little Rock lets the contract on the Stagecoach Road project, or when the State of Arkansas begins the Stagecoach Road project. Public Works is recommending approval of the deferral request for a maximum of five (5) years. 8. staff Recommendation: Staff recommends approval of the conditional use permit subject to the applicant complying with the following conditions: 1. Compliance with the Screening and Buffer Comments 2. Compliance with the Public Works Comments 3. Compliance with the Utility Comments 4. Public Works staff recommends approval of a five (5) year deferral of in -lieu fees for construction costs of one-half of Stagecoach Road (minor arterial) with sidewalk. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 1996) Les Brawner and Rev. Bruce Smithson were present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, reviewed his comments with the Committee, including the right-of-way dedication and storm detention requirements. Mr. Scherer also stated that he would recommend in -lieu fees for cost of 1/2 minor arterial street improvements. Bob Brown, Site Plan Review Specialist, also reviewed his comments with the Committee. Mr. Brawner stated that a revised site plan would be submitted which addresses the additional requirements. He stated that the revised site plan will show 68 parking spaces, as required by ordinance. After further discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. 4 January 9, 1997 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -3987-B PLANNING COMMISSION ACTION: (JANUARY 9, 1997) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion was passed by a vote of 10 ayes, 0 nays and 1 absent. 5