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HomeMy WebLinkAboutZ-3987-D Staff AnalysisAugust 11, 2011 ITEM NO.: 3 FILE NO.: Z -3987-D NAME: Otter Creek Assembly of God — Revised Conditional Use Permit LOCATION: 9415 Stagecoach Road OWNER/APPLICANT: Otter Creek Assembly of God/John Tracy, Pastor PROPOSAL: A conditional use permit is requested to allow for the phased remodeling/expansion of the existing church located on this R-2 zoned, 4.3± acre tract. ORDINANCE DESIGN STANDARDS: 1. Q SITE LOCATIO The site is located on the east side of Stagecoach Road, between Westfield Drive and Bentley Blvd. COMPATIBILITY WITH NEIGHBORHOOD: The church has been at this site since 1980. Office and institutionally zoned and occupied properties are located along this side of Stagecoach. A large area of undevelopable floodway is located behind the church. Residential uses are located on the west side of the street; including single family and multifamily. The proposed changes do not involve any expansion of the church property. Staff believes the church will continue to remain compatible with the neighborhood. All owners of properties located within 500 feet of the site, all residents within 300 feet who could be identified and the Otter Creek, Westfield and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The parking requirement for this church is one space for every four (4) seats in the main worship area. The current sanctuary has seating for 600, requiring 150 spaces. There are 192 spaces on the site, with two driveways onto Stagecoach. The new sanctuary, which is Phase III, will have seating for 1,000. The new seating capacity will require 250 parking spaces. In Phase III, the parking lot will be expanded to 250 spaces. The new plan proposes what appears to be an unnecessary widening of the front parking bay, pushing the parking into the street buffer. Staff does not believe this August 11, 2011 ITEM NO.: 3 (Cont. F2W:V101WA14RIQFA X, is necessary and does not support the proposed reduction in the existing street buffer. 4: SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. The Landscape Ordinance requires a nine -foot wide (9'-0") perimeter - landscaping strip around the entirety of the site. It appears the new driveway encroaches into this minimal landscape perimeter. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. A street buffer of 21.6 feet is required. It currently ranges from 12 to 30 feet in depth. The new plan proposes to expand parking into the buffer. Staff believes the existing buffer width should be maintained. A small amount of building landscaping will be required. An automatic irrigation system to water landscaped areas will be required. Prior to issuance of a building permit a landscape plan must be approved and must obtain the seal of a licensed Landscape Architect. 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: No Comments. 6. UTILITY AND FIRE DEPT. COMMENTS: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: NO OBJECTIONS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2 August 11, 2011 ITEM NO.: 3 Cont.) FILE NO.: Z -3987-D Contact the Water Works if additional and/or larger meter(s) are required. Contact Central Arkansas Water if additional fire protection or metered water service is required or 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. Fire Department: Maintain at least twenty (20) foot wide access. Contact Fire Marshall at 490-1594 with any questions. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENTS: (JULY 21, 2011) Chad Young and Rev. John Tracy were present, representing the application. Staff briefly described the proposed conditional use permit project. Staff noted that some additional information was needed on the project. The phasing plan for the project was discussed. It was noted that the existing sanctuary would be used for youth activities when the new sanctuary is constructed. The applicant noted that all additional information would be submitted to staff. The landscape requirements were briefly discussed. Staff noted that a minimum nine (9) foot wide landscape strip was required along the north property line, adjacent to the proposed driveway/parking area. This issue was briefly discussed. Commissioner Laha noted that the survey needed to show a point of beginning and the right-of-way information for Stagecoach Road. The applicant indicated that the survey would be revised. After the discussion, the Committee forwarded the applicant to the full Commission for final action. STAFF ANALYSIS: Otter Creek Assembly of God Church occupies the R-2 zoned, 4.3± acre tract located at 9415 Stagecoach Road. The church was started in 1979 and the first building was completed in 1980. On April 19, 1983, a C.U.P. was approved to allow for expansion which included a 287 seat sanctuary and a 69 -space parking lot. On November 29, 1994, a C.U.P. was approved to allow the construction of a 900 square foot storage building. On January 9, 1997, a C.U.P. was approved to allow for two additions. One :addition was a gymnasium/recreation facility and the second addition was for 3 August 11, 2011 ITEM NO.: 3 Cont. FILE NO.: Z -3987-D administrative offices. Relocating the offices allowed the sanctuary to be expanded to seat 312 persons. The parking lot was reconfigured but the number of parking spaces remained the same. On August 3, 2000, a C.U.P. was approved to allow for construction of a new sanctuary with seating for 600 and future seating for up to 960. Parking was proposed to be increased in phases to 241 spaces. The 600 -seat sanctuary was constructed and the site now has 192 parking spaces. The church is now requested approval of a three -phased remodeling/expansion plan. As with the previous approvals, the site itself is not being expanded. Phase I is the construction of the children's annex which is to be built as an addition onto the front (west) of the gymnasium/recreation facility. Phase II is the demolition of the building between the sanctuary and the children's annex/gymnasium/recreation building and the construction of an entry foyer connecting the buildings. Some reconfiguration of the existing parking will occur in this phase. Phase III is the construction of a new, 1,000 seat sanctuary to be located behind the entry foyer, connecting the old sanctuary and the children's/gymnasium/recreation building. Additional parking will be constructed in this phase, bringing the total number of parking spaces to 250. The existing sanctuary will be converted into a youth facility. At this time, no other specific use is proposed, although a day care may be in the future. The new building will have a maximum height of 494" to the top of the roof peak. R-2 allows a height of 35 feet. Staff supports the height variance due to the size of this tract, the setbacks from adjacent properties and the fact that the property adjacent to the rear is undevelopable floodway. Building materials will be pre -finished metal roofing and wall panels, brick veneer to match the existing building, aluminum and glass curtain wall. The existing steeple will be removed and there will not be a new steeple. No specific signage plan has been submitted. Staff believes signage should be that allowed in office and institutional zones. The existing storage building will be demolished in Phase III and will not be replaced. Lighting will be low-level and directional, aimed downward and into the site. A dumpster location and required screening have been shown near the rear of the site. Since the proposed new sanctuary has a seating capacity exceeding 500 persons, additional notification was required beyond that required for a conditional use permit. Notification was required to all owners of properties located within 500 feet of the site, rather than 200 feet. A public hearing was required to be held prior to the Commission meeting. The applicant complied with this requirement and a meeting was held on July 27, 2011. No one from the community responded or attended. The applicant responded to all issues raised at Subdivision Committee. 4 August 11, 2011 ITEM NO.: 3 (Cont. FILE NO.: Z -3987-D Staff is supportive of the requested C.U.P. There is no bill of assurance for this acreage tract. The only issue is the proposed reduction in the street buffer for the reconfiguration of the front parking lot. Staff has advised the applicant that the buffer needs to remain as -is and the applicant has agreed to make the change. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. 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. Signage is to be as permitted in the office and institutional districts. 3. The existing street buffer is to be maintained. Staff recommends approval of the requested height variance. PLANNING COMMISSION ACTION: (AUGUST 11, 2011) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the"staff recommendatiod' above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 9 ayes, 0 noes and 2 absent. 5 SUBDIVISION COMMITTEE COMMENTS JULY 21, 2011 ITEM NO.: 3. OTTER CREEK ASSEMBLY OF GOD REVISED CONDITIONAL USE PERMIT 9415 STAGECOACH ROAD Z -3987-D Planning Staff Comments: 1. There is no Bill of Assurance for this acreage tract. 2. Provide total number of seats in existing sanctuary and total seating in new sanctuary. 3. Provide total number of existing parking spaces (250 proposed). 4. What will be the use of the existing sanctuary when new sanctuary is built? 5. Is any other use proposed such as day care or private school? 6. Provide some information on proposed building materials. 7. Provide building height. 8. Will there be an architectural element such as a steeple? If so, provide description and height. 9. Provide signage plan. 10. Provide fencing plan. 11. Indicate drop off canopy. 12. Will the storage building be relocated? If so, indicate. 13. Provide copies of site plan that are properly dimensioned and scaled — (full size). 14. Provide proof of notice for neighborhood meeting and information on the meeting. 15. Provide lighting plan; should be low-level and directional, aimed downward and into the site. 16. Locate dumpster/trash collection area and required screening. Variance/Waivers: ■ None Requested. Public Works: 1. No Comments. Utilities and Fire Department/County Planning_ Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: NO OBJECTIONS. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact the Water Works if additional and/or larger meter(s) are required. Contact Central Arkansas Water if additional fire protection or metered water service is required or 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. Fire Department: Maintain at least twenty (20) foot wide access. Contact Fire Marshall at 490-1594 with any questions. ITEM NO.: 3. CDN' Z -3987-D County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: Site plan must comply with the City's landscape and buffer ordinance requirements. The Landscape Ordinance requires a nine -foot wide (9'-0") perimeter -landscaping strip around the entirety of the site. It appears the new driveway encroaches into this minimal landscape perimeter. A variance must be obtained from the City Beautiful Commission prior to the issuance of a building permit. A small amount of building landscaping will be required. An automatic irrigation system to water landscaped areas will be required. Prior to issuance of a building permit a landscape plan must be approved and must obtain the seal of a licensed Landscape Architect. 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 comments and four (4) copies of revised site plan, (if required), no later than Wednesday July 27, 2011. Required notices are to be sent via certified mail no later than Wednesday July 27, 2011 and proof of notice returned to staff by Friday August 5, 2011. 6� NOTICE OF PUBLIC HEARING BEFORE THE LITTLE ROCK PLANNING COMMISSION ON A REQUEST FOR USE CHANGE OR DEVELOPMENT OF LAND TO ALL RESIDENTS IN THE VICINITY OF THE PROPERTY AT: GENERAL LOCATION OR ADDRESS: 9415 Stagecoach Road OWNED BY: Otter Creek Assembly of God THE FOLLOWING REQUEST HAS BEEN MADE: Conditional Use Permit to allow for the phased expansion of this existing church. Z -3987-D NOTICE IS HEREBY GIVEN THAT an application for Conditional Use Permit of the above property has been filed with the Department of Planning and Development. A public hearing will be held by the L. R. Planning Commission in the Board of Directors Chamber, second floor, City Hall, on August 11, 2011 at 4:00 P.M. This notice is provided in order to assure that area residents are aware of issues that may affect their neighborhood. Information requests should be directed to the Planning staff at 371-4790. NOTICE OF PUBLIC HEARING BEFORE THE LITTLE ROCK PLANNING COMMISSION ON A REQUEST FOR USE CHANGE OR DEVELOPMENT OF LAND TO ALL RESIDENTS IN THE VICINITY OF THE PROPERTY AT: GENERAL LOCATION OR ADDRESS: 9415 Staizecoach Road OWNED BY: Otter Creek Assembly of God THE FOLLOWING REQUEST HAS BEEN MADE: Conditional Use Permit to allow for the phased expansion of this existing church. Z -3987-D NOTICE IS HEREBY GIVEN THAT an application for Conditional Use Permit of the above property has been filed with the Department of Planning and Development. A public hearing will be held by the L. R. Planning Commission in the Board of Directors Chamber, second floor, City Hall, on August 11, 2011 at 4:00 P.M. This notice is provided in order to assure that area residents are aware of issues that may affect their neighborhood. Information requests should be directed to the Planning staff at 371-4790. ZNMB OCCUPANT ADDRESS Z3987D OCCUPANT 7 WESTFIELD DR Z3987D OCCUPANT 9 WESTFIELD DR Z3987D OCCUPANT 9608 STAGECOACH RD Z3987D OCCUPANT 9518 STAGECOACH RD Z3987D OCCUPANT 9415 STAGECOACH RD Z3987D OCCUPANT 6 WESTFIELD DR Z3987D OCCUPANT 5 WESTFIELD DR Z3987D OCCUPANT 4 WESTFIELD DR Z3987D OCCUPANT 9801 STAGECOACH RD ZIPCITY ZIP AR LITTLE ROCK 72210 AR LITTLE ROCK 72210 AR LITTLE ROCK 72210 AR LITTLE ROCK 72210 AR LITTLE ROCK 72210 AR LITTLE ROCK 72210 AR LITTLE ROCK 72210 AR LITTLE ROCK 72210 AR LITTLE ROCK 72210 AR