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HomeMy WebLinkAboutZ-4756-A Staff AnalysisFebruary 20,1997 ITEM NO.: 12 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE RESIGN STANDARDS: 1. 2. Site Location: FILE NO.: Z -4756-A River of Life Assembly of God - Revised Conditional Use Permit 9800 Nash Lane River of Life Assembly of God Church/Mark Alderfer A revised conditional use permit is requested to allow the following additions to the existing church site (zoned R-2). 1. A 6,000 square foot gymnasium/classroom building. 2. A 30,000 square foot auditorium and additional required parking. The church site is located at the southwest corner of Nash Lane and Sibley Hole Road, approximately .4 mile west of Mabelvale Pike. Compatibility with Neighborhood: The properties to the south, east (across Nash Lane) and north (across Sibley Hole Road) are zoned R-2. The properties to the south and east contain single family residential structures. The R-2 zoned property to the north is vacant. The property immediately west and northwest (across Sibley Hole Road) is zoned I-2 and is used for outside storage of heavy machinery. The proposed church expansion should not have an adverse effect on the adjacent residential properties. 3. On -Site Drives and Parkin : Access to the church site is currently gained by utilizing two (2) driveways from Nash Lane. A third February 20,'1997 SUBDIVISION ITEM NO.: 12 Cont, FILE NO.: Z -4756 - driveway is proposed with phase III from Sibley Hole Road. The existing church sanctuary has a seating capacity of 275 persons, which requires 55 parking spaces (1 space per 5 seats for church sanctuaries constructed prior to November 1, 1988). There are currently 91 parking spaces on the site. Phase II construction (gymnasium) will require no additional parking. Construction of the new sanctuary (Phase III) will require a total of 212 parking spaces (1 space per 4 seats for a seating capacity of 850 persons). There will be 193 parking spaces added with Phase III for a total of 284 parking spaces. 4. Screenin and Buffers: Areas set aside for buffers and landscaping meet with ordinance requirements. A landscaping upgrade toward compliance with the Landscape Ordinance will be required equal to the expansion proposed. A deferral of landscaping requirements must be approved by the City Beautiful Commission. Contact Bob Brown at 371-4844 for details. Curb and gutter to protect all landscaped areas from vehicular traffic will be required. Unless otherwise provided a six foot high opaque screen should be required to screen this site from the residential property to the south. This screen may be either a wooden fence with its face side directed outward or dense evergreen plantings. If dumpsters are to be used, they should be located on the site plan and screened with an eight foot high wood fence or wall. 5. Public works Comments: 1. A grading permit and development permit for special flood hazard area are required prior to construction. Minimum finish floor elevation of (291.0) required for new structure. 2. Stormwater detention ordinance applies to this property. 3. Both streets adjacent to site are collectors and require widening to 18 feet from centerline with a 31.5 foot corner curb radius. Right-of-way dedication will be required to 30 feet from E February 20, 1997 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -4756--A centerline including a radial dedication at the intersection. There was a prior deferral of street standards until Phase II construction. This deferral was based on the premise that Phase II would include the new sanctuary. Public Works will support a deferral of street improvements until Phase III. This deferral will include required sidewalk construction on both streets. 6. Utility and Fire De artment Comments: L.R. Water Works - The Fire Department needs to evaluate this site to determine the need for additional public and/or private fire hydrants will be required. L.R. Fire Apartment - An extra fire hydrant will be required. 7. Staff Analysis: The applicant is requesting a revised conditional use permit for the phased expansion of the existing church, located on the southwest corner of Nash Lane and Sibley Hole Road (zoned R-2). On November 11, 1986 the River of Life Assembly of God Church was granted a conditional use permit. The conditional use permit was approved for Phase I, which is the existing sanctuary and parking area; and Phase II, a new sanctuary and an additional parking area. The church is requesting a revision in the original conditional use permit. The proposal is to construct a 6,000 square foot gymnasium/classroom building as Phase II. The original Phase II (new sanctuary and associated parking) would become Phase III. The church is proposing the gymnasium/classroom building to serve the church's youth and existing youth programs. This will include weekend and occasional week night activities. The gymnasium/classroom building will be located on the west side of the existing sanctuary and will require no additional parking. Phase III will consist of a 30,000 square foot sanctuary and 193 additional parking spaces. This addition will be to the north side of the existing sanctuary. After Phase III construction, the existing sanctuary will be converted into classrooms or utilized for other associated church uses. 3 February'20, 1997 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -4756-A A total of 212 parking spaces is required for the entire proposed development. There are 284 parking spaces (91 existing plus 193 with Phase III) shown on the site plan. No site lighting is proposed. All buildings shown on the site plan exceed the minimum ordinance setback requirements. Neither the gymnasium/classroom building nor the new sanctuary will exceed the 35 foot maximum height allowed by ordinance. No additional signage is proposed for the site. With the original conditional use permit on November 11, 1986, the church was granted a deferral of street improvements, Nash Lane and Sibley Hole Road., until Phase II (new sanctuary and parking) construction. The church is currently requesting that the same street improvements be deferred until construction of Phase IIx (new sanctuary and parking). This deferral will include required sidewalk on both streets. Public Works supports this deferral request until Phase III or a maximum of five (5) year's, whichever occurs first. The proposed expansion of the existing River of Life Assembly of God Church should have no adverse impact on the surrounding Properties. 8. Staff Recommendation: Staff recommends approval of the revised conditional use permit, subject to the following conditions: 1. Compliance with the Screening and Buffer Comments 2. Compliance with the Public Works Comments 3. Compliance with the Utility and Fire Department Comments 4. Staff recommends approval of the deferral of street improvements, including sidewalk on both streets, until Phase III construction or a maximum of five (5) years, whichever occurs first. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Mark Alderfer and Rev. Bob Minick were present, representing the application. Staff gave a brief description of the proposal. - David Scherer, of Public Works, reviewed his comments with the Committee. He stated that Public Works would support a 4 February 20,'1997 SUBDIVISION ITEM NO.: 12 Cont. FILE NO.: Z -4755-A deferral of street improvements to Nash Lane and Sibley Hole Road until Phase III construction. He also stated that a grading permit would not be required with the gymnasium construction and that a deferral of the stormwater detention plan could be handled at staff level. After a brief discussion, the Committee accepted the Presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 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 11 ayes and 0 nays. 5