HomeMy WebLinkAboutZ-5365-E Staff AnalysisMay 6, 2004
ITEM NO.: 15 FILE NO.: Z -5365-E
NAME: Geyer Springs First Baptist Church —
Revised Conditional Use Permit
LOCATION: 12,4001-30
OWNER/APPLICANT: Geyer Springs First Baptist Church/Joe Statton
PROPOSAL: A revision to a previously approved master plan is
requested for the church located on this R-2 zoned
168 acre tract. Approval is requested for placement
of a 20'X 40' portable building for administration
space until completion of the administration addition.
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SITE LOCATION:
The site is located on the north side of 1-30, south of Otter Creek Road
and Stagecoach Road.
COMPATIBILITY WITH NEIGHBORHOOD:
The main campus is located on the south side of the tract. Only 26 acres
of the 168 are useable; the remainder are in the floodway. The floodway
provides a large buffer around the campus buildings and parking lot. The
proposed ballfields are located on the north perimeter of the site, at
Stagecoach Road. This area long Stagecoach is developing as
nonresidential uses, including a recently approved church to the west and
a mini -warehouse development to the north. The proposed church plan is
compatible with uses and zoning in the area.
All owners of property located within 200 feet of the site, all residents
within 300 feet who could be identified and the Otter Creek and SWLR
United for Progress Neighborhood Associations were notified of this
request.
3. ON SITE DRIVES AND PARKIN
The existing church sanctuary seats 2,000 persons, requiring 500 parking
spaces. No expansion of the sanctuary is proposed. The site has parking
for 1,050 vehicles with an additional 600 parking spaces being proposed.
Access to the main campus is from three driveways off of the interstate
frontage road.
Approximately 100 parking spaces are proposed in conjunction with the
ball fields. Access will be from a single driveway off of Stagecoach Road.
May 6, 2004
ITEM NO.: 15
4. SCREENING AND BUFFERS:
FILE NO.: Z -5365-E
Compliance with the City's Landscape and Buffer Ordinance is required.
A portion of the proposed parking lot encroaches into the required 30 -foot
wide on-site landscape buffer area along Interstate 30. A variance of this
requirement would require the approval of both the City Beautiful and
Planning Commission.
The proposed ball field parking lot does not provide for the required
interior landscaping (8 percent) within the parking lot. Interior islands
must be at least 300 square feet in area and 7 Y2 -feet in width. This is a
requirement of the landscape ordinance.
A 6 -foot high opaque screen, either a wooden fence with its face side
directed outward, a wall or dense evergreen- plantings are required west of
the proposed area to be developed.
The western land use buffer width must not drip below a width of 9 -feet.
The full width requirement without transfers being 50 -feet.
An automatic irrigation system to water landscaped areas will be required.
Prior to a building permit being issued, it will be necessary to provide
landscape plans stamped with the seal of a Registered Landscape
Architect.
The City Beautiful Commission recommends preserving as many trees as
feasible. Extra credit toward fulfilling Landscape Ordinance requirements
can be given when properly preserving trees of 6 -inch caliper or larger.
Trees to be preserved must be protected to their dripline with protective
fencing.
5. PUBLIC WORKS COMMENTS:
1. The western portion of the proposed parking lot extension appears to
encroach into the regulatory floodway. Contact Public Works, Vince
Floriani (501) 371-4817 for a floodway determination.
2. As proposed, the alteration of the floodway will require flood map
revisions and conditional letter of map revision would be required from
Public Works and the Federal Emergency Management Agency prior
to start of work. An alternative would be to re -design the parking lot.
3. A special Grading Permit for Flood Hazard Areas will be required per
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May 6, 2004
ITEM NO.: 15 (Cont.) FILE ND.: Z -5365-E
Section 8-283 prior to construction. This applies to the proposed ball
field and the parking lot.
4. Stagecoach Road at the ball field entrance is classified on the Master
Street Plan as a principal arterial. Dedication of right-of-way to 55 feet
from centerline will be required.
5. With construction of the ball fields, construct one-half street
improvement to Stagecoach in accordance with the Master Street
Plan.
6. Stormwater detention ordinance applies to this property.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
CenterPoint Energy: Approved as submitted.
Southwestern Bell: No Comments received.
Water: Due to the nature of this facility, installation of an approved
reduced pressure zone backflow preventer assembly (RPZA) is
required on the domestic water service. This assembly must be
installed prior to the first point of use. Central Arkansas Water (CAW)
requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by CAW. The test results
must be sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact Carroll Keatts at 992-
2431, if you would like to discuss backflow prevention requirements for
this project.
Additional fire hydrant(s) will be required. Contact the Little Rock Fire
Department to obtain information regarding the required placement of
the hydrant(s) and contact Central Arkansas Water regarding
procedures for installation of the hydrant(s).
This development will have minor impact on the existing water
distribution system.
Proposed water facilities will be sized to provide adequate pressure
and fire protection.
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May 6, 2004
ITEM NO.: 15 (Cont.
FILE NO.: Z -5365-E
Fire Department: A fire hydrant may be required. Contact Fire
Department.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
SDIVISION COMMITTEE COMMENT: (APRIL 15, 2004)
The applicants were present. Staff presented the item and asked for more
information regarding building height, signage, phasing, lighting and fencing.
Staff specifically asked if the ball fields would be lighted at night. Staff asked
that a copy of the bill of assurance be provided. Staff informed the Committee
that the church was proposing to place a portable building on the site for use as
office space until the office phase was constructed. In response to a question
from staff, the applicant stated the church did operate a day care center, but no
private school.
Public Works Comments were presented. The applicant was advised to meet
with staff regarding an apparent encroachment of the proposed parking lot into
the floodway.
Landscape Comments were discussed. The applicant was advised to request a
waiver of the screening requirement since the site abutted a floodway. It was
noted that the R-2 property west of the proposed ball fields had recently been
approved for development as a church.
The applicant was advised to contact the individual utilities regarding their
comments and to respond to staff issues by April 21, 2004. The Committee
forwarded the item to the full Commission.
STAFF ANALYSIS:
On February 12, 1991, the Commission approved a conditional use permit
allowing for construction of a new church building on this R-2 zoned, 168± acre
tract. The approval included a single, two-story, 42,000 square foot building and
associated parking.
On September 6, 1994, the Commission approved -an amendment to the C.U.P.
to allow for the placement of 4 portable classroom buildings on the site. Use of
the portable buildings was to be for a period of 3 years or until permanent
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May 6, 2004
ITEM NO.: 15 (Cont.) FILE NO.: Z -5365-E
classroom facilities were constructed, whichever came first.
On July 18, 1996, the Commission approved an amendment to the C.U.P. to
allow for the addition of a day care and kindergarten within the existing building.
The day care/kindergarten was approved to have a maximum enrollment of 200
children. At that time, the entire congregation had not moved from Geyer
Springs to this new facility. The four previously approved portable buildings had
not yet been placed on the property. Development still consisted only of the
initial 42,000 square foot building and the associated parking.
On May 15, 1997, the Commission approved an amendment to the C.U.P.
allowing for the phased expansion of the building and parking. One large,
temporary modular building had been placed on the site adjacent to the church
building. Phase I consisted of a 85,000 square foot, two-story building addition
and additional parking. Phase I was to contain a 2,000 seat sanctuary, offices,
music rehearsal space and classrooms. The large, temporary modular building
was to be removed after the completion of Phase I. Phase II was to consist of a
40,000 square foot, two-story addition and additional parking. Phase II was to
contain a fellowship hall and additional classroom space. Phase I was
completed and the large, temporary modular building was removed.
On January 21, 2000, staff approved the placement of two portable classroom
buildings on the site to be used until September 18, 2000 in anticipation of
beginning the Phase II expansion.
On February 22, 2000, staff approved the placement of two additional portable
classroom buildings, also until September 18, 2000.
On August 22, 2000, staff approved the continued use of the four portable
classroom buildings until September 2001.
On August 27, 2001, staff approved an extension, allowing the four portable
classrooms to remain until September 2002. No additional extensions were
granted and the four portable classroom buildings remain on the site.
On October 30, 2003, the Commission approved the continued use of the four
portable classrooms until October 30, 2005 or until the next phase of
construction, whichever occurs first.
The church recently approached staff about the possibility of placing a fifth
portable building on the site, to be used for administrative space. During the
discussion, staff was made aware that the church was in the process of
preparing a new, long-range development plan. Staff suggested that the church
submit a C.U.P. application for review of the new master plan and temporary use
of the additional portable building.
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May 6, 2004
ITEM NO.: 15 (Cont.
FILE NO.: Z -5365-E
Under the master plan approved in 1997, the phasing plan was as follows:
Existing Education building 42,000 sq. ft.
Existing Parking 512± spaces
Phase I (sanctuary building) 36,500 sq. ft.
Phase I parking 240± spaces
Phase II (Fellowship hall and classrooms) 36,500 sq. ft.
Phase II parking 350± spaces
Total Building area 163,500 sq. ft.
Total Parking 1,102 spaces
The sanctuary portion of the building was to act as the "core" of the development
with future phases and parking to wrap around that core. The existing facility is
approximately 125,000 square feet with 1,050± parking spaces. The church
property is 168 acres in size but only 26± acres are useable, due to a large
floodway which bisects the site. The useable areas are where the main campus
is located, adjacent to 1-30, and a small tract adjacent to Stagecoach Road.
The church's new master plan is preliminary and long range in nature; however,
the following components are essential to the church's growth: additional
education space in all areas; additional administration space; Family Life Center;
outdoor picnic and recreation areas; and the remodeling of various areas within
the existing church including the fellowship hall. The exact phasing is conceptual
in both program and square footage. The conceptual master plan incorporates
an additional 600 parking spaces and approximately 175,000 additional square
feet. The new plan would result in a facility some 300,000 square feet in size
with 1,650± parking spaces. The new plan also now incorporates use of the
portion of the site that abuts Stagecoach Road. Two softball fields and a parking
lot are proposed for development in this area.
The preliminary phasing plan is shown on the site plan documents and is
proposed to include the following program:
Phase IA — Preschool, Children and Youth classroom space along with additional
Office space.
Phase IB — Family Life Recreation space with Multi -use spaces.
Phase II — Additional Kitchen space and Remodel of existing Fellowship Hall.
Phase III —Additional Senior Adult and Adult classroom space.
Phase IV — Additional Preschool classroom space and Choir Rehearsal space.
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May 6, 2004
ITEM NO.: 15 (Cont.) FILE NO.: Z -5365-E
Development of the additional parking will occur as needed and the ball fields
are not indicated as a specific phase. The parking lot associated with the ball
fields will be constructed in conjunction with the ball fields.
The proposed buildings are mainly two stories with the exception of the east
wing. This wing would be three stories with an entrance one-story below the
current ground level of the existing facility. No portions of the new additions will
be higher than the existing structures. The church is not proposing any new
tower or steeple structures. The church currently has one ground -mounted sign
along the frontage road and various small directional signs. No new signage is
planned at this time. Any new signage, including signage for the ball field tract,
will comply with ordinance standards for office and institutional zones. The ball
field lighting has not been designed at this time; however, the intent is to have
the ball fields lighted for evening and nighttime use. Lighting will be focused onto
the fields. The only fencing proposed is around the ball fields and playground
area. Both will be gated.
On April 21, 2004, the applicant submitted responses to issues raised at
Subdivision Committee. Those responses are reflected in the analysis above.
The church will not be building in or altering the floodway. Once the confirmed
floodway is established, the parking lot will be redesigned to avoid the floodway.
The church will comply with all requirements of the landscape and buffer
ordinances with one exception. At staff's suggestion, the church is requesting a
waiver of the screening fence requirement adjacent to the ball field tract. The
property to the west of that tract has recently been approved for development for
a new church.
The church is requesting approval to add a fifth portable building to the site for
administration space. The intent of Phase IA is to build the classrooms and
offices needed to remove all of the portable buildings upon its completion. Staff
would prefer to tie the timeframes for all portable buildings together.
No changes are proposed in the day care operation and no additional uses are
proposed. The site is not within a subdivision and does not have a bill of
assurance.
Staff is supportive of the revised C.U.P. The applicant has done a good job of
addressing concerns raised by staff. Each specific phase will be reviewed in
detail for compliance with Code requirements at the time it is proposed.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
VA
May 6, 2004
ITEM NO.: 15 Cont. FILE NO.: Z -5365-E
1. Compliance with the Comments and Conditions outlined in Sections 4, 5 and
6 of the staff report.
2. Each specific phase of the development is to be reviewed by staff for
compliance with Code requirements and the approved master plan.
Staff recommends approval of the requested waiver of screening on the west
side of the softball field tract. Staff recommends that use of the fifth portable
building be approved until October 30, 2005, or until the next phase of
construction, whichever occurs first.
PLANNING COMMISSION ACTION: - (MAY 6, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval subject to compliance with the
conditions outlined in the "Staff Recommendation" above. There was no further
discussion.
The item was placed on the Consent Agenda and approved as recommended
by staff; including the screening waiver and use of the portable building until
October 30, 2005 or the next phase of construction. The vote was 11 ayes,
0 noes and 0 absent.
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Apr 16 04 09:59a Geyer Springs
.;uly is, 1996
5014559537 p.4
xTH� 1"s FIf,E_NO
NAME: Geyer Springs First Baptist
Church - Conditional Use
Permit
LCA^.ATI ]t7; 12400 Interstate 30
og-J3RLAPPL-1:C 7 Geyer Springs First Baptist
Church by Tom Brock
2K p : A conditional use permit is
requested to allow for a
daycare/kindergarten within
the existing church building
on this R-2 zoned property.
The daycare/kindergarten will
have a maximum enrollment of
200 children.
Ogn NA_N" rESIGN STAN1]Aftns
1. Site Logatj�2n
The church is located on the north side of Interstate
30, across from the Jacuzzi Company Plant.
2. Cor_,ratit?zli-JY with Neiuhborhr�:
The church property consists of approximately 155
acres, of which, only about 25 acres are buildable due
to the remainder of the land being located in the
floodplain. Less than 5 acres are developed. This
developed property fronts directly onto the 5-30
frontage road with the remaining 160± acres separating
the church site from all adjoining property. The
existing church building is located over 500 feet from
the nearest property line.
The proposed daycare/kindergarten will have no effect
on the surrounding properties.
3. Un- i. ?].iv x d Parkin -iii:
No additional driveways or parking spaces are proposed.
The number of parking spaces on the site currently
exceeds ordinance standards.
4. Scrnin d 21affers :
No comments
Apr 16 04 09:58a GeSer Springs 5014559537 p.5
July 18, 1996
SUBLIVISIOtt
ITEM NQ—: -- 3 (Cont.] F-ILF—H2: =- Z -53c 5C
5. City Fngtnee_r comm: Ants :
:To issues
6. Utility Comments:
No comments received.
7. Staff Analysis
The applicant is requesting a conditional use permit to
allow for the location of a daycare and kindergarten
within the existing Geyer Springs First Baptist Church
building at 12400 Interstate 30, which is zoned R-2. The
site currently consists of a large church building and
parking loc. Cn September 6, 1394 the Little Rock
Planning Commission approved a conditional use permit for
the temporary placement of four (4) portable classroom
buildings, but these buildings have not yet been placed
or, the site. The proposed daycare/kindergarten will he
located within the existing church building and no new
buildings are being proposed for the site at this time.
At present, the applicant is proposing to have an
enrollment of 36 children. In the future, the entire
church congregation will relocate to this facility from
the Geyer Springs Road facility, and the daycare/
kindergarten will expand to a maximum enrollment of 200
children.
The applicant is also proposing a 70 foot by 90 foot
playground area to be located at the northwest corner
of the building (as shown on-site plan). The
playground will be located where one of the four future
classrooms was approved to be placed -on the site. if
the portable classrooms are ever placed or the site,
the location of this particular one will need to be
altered slightly.
with the church site being located in the middle of 165
acres and the existing church building being located
over 500 feet from the nearest property line, the
proposed daycare/kindergarten will have no effect on
the surrounding properties.
Sta"= Mcommenda t ion :
Staff recommends approval of the conditional use permit
application.
Apr 16 04 10:00a Geyer Springs 5014559537 p.6
July 18, 1996 ,
TBD VI I N
ITEMS NG,
Q8 TVI N Coot�,�TT$E C r i ice; (JUNE 27, 1996)
The applicant was not present. Staff presented the item
with a brief description of the proposal.
The Committee determined that there were no outstanding
issues and forwarded the item to the full Commission for
final action.
INS.,Ccrm USIION AGTI[]U: GTULY 18, 1996)
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 Commissian for
inclusion withir. the Consent Agenda for approval as
reconmerded by staff. A motion to that effect was z:ade.
The motion was passed by a vote of 7 ayes, 0 nays, 3 absent,
and 1 open position.
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