Loading...
HomeMy WebLinkAboutZ-4524-B Staff AnalysisJune 1, 1993 ITEM NO.: B FILE NO.: Z-4524-B NAME: LOCATION: OWNER/APPLICANT• PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Grace Community Church - Conditional Use Permit Highway 10 at Sam Peck Road (north side) Resolution Trust Corporation/Grace Community Church The applicant is requesting a conditional use permit to allow for the phased construction of a church and related facilities on 15 acres of this MF-12 zoned, 22 acre site. At a later date, the applicant will come back to the Commission with a request to rezone and replat the remaining 7 acres. This site is located on the north side of Highway 10 at its intersection with Sam Peck Road. 2. Compatibility with Neighborhood The site is located on a principal arterial in a neighborhood of mixed, transitional type zoning. Last year, the Planning Commission approved conditional use permits to allow two churches to be located approximately 700 feet east of this site, one on the north side of Highway 10 and one on the south side. Directly west and north of this site is River Mountain Park, which provides a substantial buffer for the residential properties in the vicinity. South of Highway 10 is a large multifamily development and two large athletic clubs/associations. The proposed use of this property as a church, with attention given to buffering the residentially zoned property to the east, appears to be compatible with the neighborhood and staff is supportive of the proposal. June 1, 1993 SUBDIVISION ITEM NO.: B (Continued) FILE NO.: Z-4524-B 3. On -Site Drives and Parking The applicant is proposing a substantial parking area which will be built in phases to coincide with the development of the church. The final seating capacity of the sanctuary will be 1,500, requiring 375 parking spaces. The completed parking lot will have 674± spaces, exceeding the ordinance requirement. 4. Screening and Buffers Compliance with the City's landscape and buffer ordinances and the Highway 10 Overlay Ordinance is required. The applicant is proposing to retain a large wooded area along the north perimeter and in the northeast corner of the site. 5. City Engineer Comments Eliminate the two driveways on the west and east and provide one common access in the approximate center for church and office subdivision. Construct sidewalk along Highway 10. Stormwater Detention and Excavation Ordinances apply. 6. Utility Comments Little Rock Municipal Water Works states "a pro rata front footage charge of $15/front foot applies. On -site fire protection will be required. A main extension may be required to serve outlots, unless the property has frontage on the 16 inch main on the west. It also has a $15/front foot pro rata front footage charge." Little Rock Wastewater utilities states "sewer main extension required with easements. Sewer must be extended to each separate parcel of land." Southwestern Bell Telephone requires a 5 foot easement along the west, north and a portion of the east perimeter. 7. Analysis The issue before the Planning Commission is a conditional use permit requested to allow for the development of a church on 15 acres of a 22 acre, MF-12 zoned site. The applicant will be filing an application to subdivide the site and rezone the remaining 7 acres at a later date. Any endorsement of this conditional use permit application is not an endorsement of the replatting or rezoning. 2 June 1, 1993 SUBDIVISION ITEM NO.: B (continued) FILE NO_: Z-4524-B The use of this property as a church is compatible with the other uses in the immediate vicinity and with adherence to the Highway 10 Overlay standards and resolution of the various concerns noted above, staff is supportive of the proposal. 8. Staff Recommendation Staff recommends approval of this application, subject to compliance with City Engineer comments, Utility comments, landscape and buffer ordinances and Highway 10 Overlay Ordinance. SUBDIVISION COMMITTEE COMMENT: (APRIL 1, 1993) The applicant was not present. Staff presented the item and outlined comments submitted by the City Engineer and the utility companies. Other unresolved items of concern noted by staff are as follows: 1. Property has not been replatted. An application for replatting has been filed, but will not be heard until June 1, 1993. 2. Submit a lighting plan for the parking lot and drives. 3. Submit, in writing, a detailed outline of the proposed phasing plan of the development and tie it to the phasing of the parking. 4. The east/west drive paralleling Highway 10 intrudes into the required 40 foot front buffer. 5. The north/south drives and future parking lot intrude into the required 25 foot buffers. 6. All required landscape areas must have a water sprinkler system. 7. Screening is required along perimeters adjacent to residentially zoned properties. A discussion then followed concerning the City Engineer's requirement that the entire site be limited to one access on Highway 10. It was determined that the conditional use permit could be reviewed by the Planning Commission and that the question of access to Highway 10 could be resolved at the time the application to replat the property is reviewed. 3 June 1, 1993 SUBDIVISION ITEM O.• B n inued FILE NO.: Z-4 24-B The Committee then forwarded this item to the full Commission for final resolution. PLANNING r.QMMISSION ACTION: (APRIL 20, 1993) The applicant, Olan Asbury, was present. Dana Carney, of the Planning staff, informed the Commission that the applicant was requesting a deferral to the June 1, 1993 Planning Commission meeting, but had not submitted the request, in writing, five days prior to this day's meeting. Chairman Walker asked if there was any one present in opposition. There were none. This item was placed on the Consent Agenda and approved for deferral to the June 1, 1993 Planning Commission meeting. The vote to defer was 11 ayes, 0 noes and 0 absent. SUBDIVISION COMMITTEE COMMENT: (MAY 13, 1993) The applicant was not present. Staff presented the revised site plan and outlined several unresolved concerns as follow: 1. Provide a cross section through the site perpendicular to the contour (northeast to southwest). 2. Indicate height of all proposed structures; MF-12 height limit is 35 feet. 3. Provide greater detail on proposed amphitheater. a. Open or enclosed b. Lighting C. preliminary grading plan 4. Submit a lighting plan for the parking lot and drives. 5. Submit, in writing, a detailed outline of the proposed phasing plan of the development and tie it to the phasing of the parking. 6. Will there be any day care or school? Indicate in the above mentioned detailed outline. 7. Comply with Highway 10 Overlay standards. 8. One access point to Highway 10 only; eliminate the access shown at the southwest corner. 4 June 1, 1993 SUBDIVISION ITEM NO.: B (Continued) FILE NO.: Z-4524-B 9. Construct sidewalk on Highway 10. 10. Comply with utility comments. 11. Provide a landscape plan for the divided access. A discussion then followed concerning the City Engineer's requirement that the entire site be limited to one access point on Highway 10. Tad Borkowski, of the City Engineer's Office, stated that the applicant should meet with the City Traffic Engineer to resolve this matter. It was pointed out, by a committee member, that greater detail is needed on the proposed amphitheater due to its proximity to the north property line and its location on the hillside. The committee then forwarded this item to the full Commission for final resolution. PLANNING commis ION ACTION: (DONE 1, 1993) The applicant, Olan Asbury, was present. There were no objectors present. Dana Carney, of the Planning staff, presented the item and informed the Commission that the applicant had submitted a letter and a revised site plan which addressed all outstanding staff concerns. The letter and site plan outlined the phased development of the project. Final development will be designed around a worship center which will seat 1,250. Parking lot development is tied to the phasing plan in such a way as to exceed ordinance requirement. The final number of parking spaces is 600. The other outstanding issues of concern, which the applicant addressed in his letter, are as follow: 1. The height limit of all structures will be 35 feet. 2. The amphitheater is designed to be an open, grassy, sloping area utilizing the existing contours as much as possible. 3. All outdoor lighting, parking lot and amphitheater, is to be low level and directional. 4. There is no proposed day care or school. 5 June 1, 1993 SUBDIVISION YTEM NO.: S Continued FILE NO.: -4 24-B The Commission was informed that the applicant had addressed all other issues to the satisfaction of staff. Staff is recommending approval of this application subject to compliance with the City Engineer and utility Comments and compliance with the City's Landscaping, Buffer and Highway 10 Overlay Ordinances. It was determined that there were no outstanding unresolved issues and this item was placed on the Consent Agenda for approval. The vote was 9 ayes, 0 noes and 2 absent. The application was approved as recommended by staff. 6