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Home My WebLink AboutZ-3987-C Staff AnalysisAugust 3, 2000 ITEM NO.: 8 FILE NO.: Z -3987-C NAME: Otter Creek Assembly of God - Revised Conditional Use Permit LOCATION: 9415 Stagecoach Road OWNER/APPLICANT: Otter Creek Assembly of God Church PROPOSAL: To amend an existing C.U.P. to add a new 960 seat sanctuary and increase the parking area through a three phase process on property zoned R-2, Single Family Residential, located at 9415 Stagecoach Road. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This existing 4.9 acre church site is located on the east side of Stagecoach Road, a short distance north of Otter Creek Parkway. 2. COMPATIBILITY WITH NEIGHBORHOOD: This existing church site is zoned R-2, Single Family Residential. The properties to the east and south are wooded, vacant and also zoned R-2, but the area immediately to the east is a floodway containing Fourche Creek and won't be developed. The property to the north is vacant and zoned 0-1, Quiet Office. The properties to the northwest and southwest contain single family houses and are zoned R- 2. Directly west across Stagecoach Road the zoning is MF - 12, Multifamily for apartments, but single family houses are there now. The church has been at this location for several years and this proposed addition should not have an adverse impact on the surrounding properties or area. The Otter Creek Homeowners Association, Southwest Little Rock United for Progress, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. August 3, 2000 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -3987-C 3. ON SITE DRIVES AND PARKING: There is one existing driveway from Stagecoach that enters at the northwest corner of the site, 65 feet from the north property line. The proposal includes a second driveway from Stagecoach, just below the middle of the property, 280 feet from the current driveway. A variance has been requested for the distance from the north property line for the existing driveway and the spacing between the two driveways. The parking would be expanded in phases as seating capacity increases. Phase 1 results in a total of 170 parking spaces, Phase 2 would require no additional parking, and Phase 3 would result in a total of 241 spaces. 4. SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet with ordinance requirements when averaged out. However, portions of the proposed land use buffer width along the southern perimeter drop to a width of only 15 feet. The full width requirement without transfers is 28 feet and the minimum average width requirement is 19 feet. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the southern and eastern perimeters of the site. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six inch caliper or larger. 5. PUBLIC WORKS COMMNTS: a. Right-of-way dedication required per the "MSP" is required. b. Easements shown for proposed storm drainage are required. c. Easements for proposed stormwater detention facilities are required. d. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". Construct 5 feet buffered to right-of-way line. 2 August 3, 2000 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -3987-C e.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. The minimum driveway spacing allowed is 300 feet As per current ordinance. f.Stormwater Detention per Ordinance 14,787 and the "Drainage Manual" is required. g. Prepare letter for streetlights as required by Sec. 31-403. h.Plans of all work in right-of-way shall be submitted for approval prior to start of work. i. Contact the AHTD for work within the State Highway right- of-way. ight- of-way. j. Show existing topographic information at maximum five- foot contour interval 100 base flood elevation. k.A Sketch Grading and Drainage Plan per Sec. 29-186 (e) will be required with a building permit. 1.A Grading Permit for Special Flood Hazard Area per Sec. 29-186 (b) will be required. m.A Development Permit for Flood Hazard Area per Sec. 8-283 will be required. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Water: Contact the Water Works if additional and/or larger meter (s) are required. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: No comments received. Entergy: Approved as submitted. Fire Department: Private fire hydrant may be required. CATA: Site is not on a dedicated bus route; however, the proposed development should be designed to allow bus/transit access. 7. STAFF ANALYSIS: The applicant has requested to amend an existing conditional use permit to allow for the expansion of the church facilities on their 4.9 acre site. They have proposed a new main building in Phase 1 containing approximately 14,280 square feet, consisting of a 660 seat 3 August 3, 2000 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -3987-C sanctuary and.an office area. A steeple over the front entrance with a height of 70 feet from the finished ground floor level would be a part of the new building. Parking would be increased from 70 to 170 spaces. During Phase 2 the offices would be completed. During Phase 3 the sanctuary balcony would be completed adding 300 seats for a total of 960 seats, and parking would be increased to a total of 241 spaces. The increase in facilities is intended to be for primary church use. No day care or school use is planned at this time. All building siting requirements would be met. Proposed parking matches ordinance requirements. The second driveway located 280 feet south of the existing driveway would not quite meet the required spacing of 300 feet, and the existing driveway is closer to the north property line than allowed (actual 65 versus 150 feet required); however, Staff supports the variance,to leave the existing driveway as is, and place a second driveway as proposed. The proposed sign must be part of the C.U.P. since only a one square foot sign is allowed in residential zoning. The applicant has proposed a 50 square feet sign compared to a normal maximum allowed of 64 square feet for churches. It would be a "monument" style sign with brick columns supporting it on either side. Staff believes the proposed expansion is reasonable and would be compatible with the neighborhood with proper screening particularly to the south. 8. STAFF RECOMMENDATION: Staff recommends approval of the revised conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments, but with the driveway spacing variance. c. Comply with Fire Department Comment. d. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. Staff also recommends approval of the requested variance of driveway spacing and distance from the north property line. 4 August 3, 2000 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -3987-C SUBDIVISION COMMITTEE COMMENTS: (JULY 13, 2000) John Tracy, the Pastor, and James Ferris were present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments and emphasized that a sidewalk would need to be constructed along the church frontage, and a variance would be needed to approve the two driveways. Comments about required screening and buffers along the south side were mentioned. Also, Staff requested more details about the proposed sign. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (AUGUST 3, 2000) John Tracy, the Pastor, and James Ferris were present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. A motion was made to approve a waiver of the bylaws to allow the notification of two individuals accomplished in person with less than the normal 15 day required notification. Staff had received letters from both i_pdividuals stating they were aware of the project. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations. The vote was 8 ayes, 0 nays and 3 absent. 5