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HomeMy WebLinkAboutZ-5470-C Staff AnalysisDecember 1, 2005 ITEM NO.: 5 FILE NO.: Z -5470-C NAME: Little Rock Church — Revised Conditional Use Permit LOCATION: 10701 Baseline Road OWNER/APPLICANT: Little Rock Church/Arthur Lynn Cook PROPOSAL: A revision to a previously approved conditional use permit is requested to allow for the addition of a family life center and a classroom building on this existing, R-2 zoned church site. 1. SITE LOCATION: The property is located on the south side of Baseline Road, east of Sibley Hole Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The church was constructed on this site in 1991. It is located in an area of mixed zoning and uses. Industrial properties are located to the east, west, south and northwest. A salvage yard is located to the northeast. A multiple -lot PCD was recently approved one block to the west. The R-2 property to the west is vacant. One single family residence is located on a large tract across Baseline Road to the north. Allowing the additions will not affect the church's compatibility with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified the Otter Creek and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site is accessed via a single driveway off of Baseline Road. 4. SCREENING AND BUFFERS: Compliance with the city's landscaping and buffer ordinances is required. Areas set side for landscaping appear to meet with landscape ordinance requirements. An automatic irrigation system to water landscaped areas will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered December 1, 2005 ITEM NO.: 5 Cont. FILE NO.: Z -5470-C Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. In lieu payment was previously accepted for street improvements in previous application that satisfies this requirement. 3. If disturbed area is 1 or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. 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). Fire Department: No Comment received. County Planning: No Comments. CATA: The site is not located on a CATA bus route. 2 December 1, 2005 ITEM NO.: 5 (Cont. SUBDIVISION COMMITTEE COMMENT FILE NO.: Z -5470-C (NOVEMBER 3, 2005) The applicant was present. Staff presented the item and noted additional information was needed; including building design and height, setbacks, signage, site lighting and fencing. Staff asked that the applicant specify a time frame for removal of the portable classroom buildings and also specify use of the outdoor recreation area. Staff asked the applicant to locate the dumpster and required screening and to provide the number of existing and proposed parking spaces. Staff asked if any other use, such as day care or private school, was proposed. Staff informed the Committee of the requested 5 -year deferral of the paving requirement for the rear parking lot. Public Works, Utility and Landscape Comments were discussed. Staff noted that an in -lieu payment had previously been made for the required improvements to Baseline Road. After advising the applicant to respond to staff issues no later than November 9, 2005, the Committee forwarded the item to the full Commission. STAFF ANALYSIS: Little Rock Church is located on the R-2 zoned, 7.22± acre tract at 10701 West Baseline Road. On July 30, 1991, the Planning Commission approved a conditional use permit for the church. The approved plan included a 12,000 square foot building, a paved parking lot, a future softball field and a future pavilion with outside seating. The building, parking lot and driveway have been constructed. On September 6, 2001, the Commission approved a revision to the C.U.P., allowing the church to place a modular classroom building on the site for up to 36 months. During the 36 -month period, the church was to consider more permanent solutions to their need for increased space. On March 25, 2004, the Commission approved a further revision, allowing a second modular building for up to 36 months and extending use of the first modular building for the same period. In addition, the Commission approved placement of a small accessory building on the site as storage space for the church's food bank ministry. The church is now proposing a further revision to the C.U.P. to allow for the construction of two buildings on the site. A phased development plan is proposed. Phase I is the existing building and parking lot. Phase II consists of a family life center building. This building will house a gym/fellowship hall, classroom space and a food pantry distribution area. The building will be a pre-engineered metal building with a maximum height of 30 feet. Phase III consists of a one-story 6,400 square foot masonry, educational building. All three buildings will be connected by canopy -covered walkways. The sanctuary in the existing building has seating for 440 persons. No changes are proposed 3 December 1, 2005 ITEM NO.: 5 (Cont.) FILE NO.: Z -5470-C to the sanctuary seating. The proposed plan still includes the previously approved future pavilion and outdoor recreation area. The recreation area will be used for informal softball and soccer games. No lighting or seats are proposed for the field. The two previously approved modular buildings are located behind the existing sanctuary building. The church proposer to remove one from the site within 90 days of occupancy of the Phase II Family Life Center building. The second modular building is proposed to be located in the area shown for the Phase III educational building and is to be used until construction starts on that building. A gravel parking lot has been installed behind the sanctuary building. The church is requesting permission to continue use of the gravel parking for 5 years or until the start of the Phase III educational building. The site has an existing, monument -style ground -mounted sign, which will remain. Site lighting will be pole mounted and will be shielded downward and into the site. A 6 -foot chain-link fence will be installed along the south property line. No other fencing is proposed at this time. The property adjacent to the west is undeveloped and zoned R-2. The church is required to place screening along its western perimeter, where it is adjacent to the R-2 property. The church proposes to defer the installation of a screening fence until that adjacent property develops, if it develops as single family. The dumpster and required screening have been shown on the site plan. There is no bill of assurance for this unplatted, acreage tract. No additional use such as day care center or private school is proposed. The applicant responded to issues raised at Subdivision Committee and reflected in the analysis above. Staff is generally supportive of the proposed C.U.P. However, there are aspects of the proposal submitted by the applicant that staff cannot agree to. No time frame has been given for the beginning of Phase II and the applicant is requesting continued use of one of the modular buildings until 90 days after occupancy of the Phase 11 building. No time frame is given for Phase III and the applicant is requesting approval of continued use of the second modular building until the beginning of Phase III. The applicant is also requesting use of a gravel parking lot for up to 5 years. The applicant is requesting a deferral of the screening requirement on the west perimeter until that adjacent property develops; an unknown time. Staff would prefer to have all of these elements tied to a more specific time and would suggest that all of these requests be tied to a three-year time frame. If additional time is needed, the church can return to the Commission. 2 December 1, 2005 ITEM NO.: 5 (Cont. STAFF RECOMMENDATION: FILE NO.: Z -5470-C Staff recommends approval of the requested C.U.P. subject to compliance with the comments and conditions in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of the request to continue use of the gravel parking lot behind the sanctuary for a period of three years or until construction begins on the Phase III building, whichever occurs first. Staff recommends continued use of the modular buildings for a period not to exceed three years or until the following occur; whichever occurs first: (a) One modular building is to be removed within 90 days of the occupancy of the Phase II family life center building. (b) The second modular building is to be removed at the start of construction of the Phase III educational building. Staff recommends approval of a deferral of the screening requirement on the west perimeter of the site for a period of three years or until that property located west of this site develops as residential, whichever occurs first. PLANNING COMMISSION ACTION: (DECEMBER 1, 2005) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval subject to 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. The vote was 10 ayes, 0 noes and 1 absent. 5