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HomeMy WebLinkAboutZ-5649-C Staff AnalysisMarch 25, 2004 ITEM NO.: 17 FILE NO.: Z -5649-C NAME: Southwest Christian Church — Revised Conditional Use Permit LOCATION: 10,915 Stagecoach Road OWNER/APPLICANT: Southwest Christian Church/Bruce Newton PROPOSAL: A revision to a previously approved conditional use permit is requested to allow for the use of a temporary portable building and of unpaved parking for up to seven (7) years. This vacant, 9.7t acre tract is zoned R-2. 2. SITE LOCATION: The property is located on the south side of Stagecoach Road, approximately 0.3 miles south of Otter Creek Road. COMPATIBILITY WITH NEIGHBORHOOD: The proposed church site is located in an area of mixed zoning and uses. Vacant, C-1 and R-2 zoned properties are located across Stagecoach Road to the north. Vacant, 1-2 zoned property is adjacent to the west. Vacant, R-2 zoned property and floodway are adjacent to the south and east. An MF -18 zoned multifamily development is located to the northwest. Numerous commercial uses, including a nonconforming salvage yard are located nearby to the east. A city park and a large mobile home park are nearby to the west. Although the proposed use of the site for a church is compatible with uses and zoning in the area, staff does have concerns about the proposal to use a portable building and unpaved parking for up to seven (7) years. Allowing such substandard development for that length of time could negatively impact the neighborhood. 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 church is proposing to construct a gravel driveway and parking lot and is requesting use of the unpaved driveway and parking for up to March 25, 2004 ITEM NO.: 17 (Cont.) FILE NO.: Z -5649-C seven years. The driveway is proposed to be paved within the public right-of-way to prevent the tracking of dirt and gravel onto Stagecoach Road. The parking lot will be enclosed by cross -ties to contain the gravel and protect the landscape areas. The worship area in the portable building will seat 45 persons, requiring 11 parking spaces. The handicap parking space will be paved and a paved walkway will provide access from that space to the building. 4. SCREENING AND BUFFERS: Landscape areas should be protected from gravel and vehicular traffic by cross -ties or another approved border. Reserved parking spaces for the physically disabled must be 8 -feet wide with an 8 -foot wide designated aisle. The designated aisle must be paved and lead to the point of accessible route without barriers. The parking area must be paved and flat and have appropriate signage. 5. PUBLIC WORKS COMMENTS: 1. All previous comments on the previously approved conditional use permit apply to this modification. 2. Dedication deeds should be furnished now for right-of-way line and floodway easements. 3. If gravel parking is approved, the entrance should be paved to prevent tracking of dirt and gravel onto Stagecoach Road. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: Approved as submitted. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. An additional fire hydrant will be required near the building. Information regarding the location of this required hydrant was sent to Trent Bulie at Petitt and Petitt. This fire hydrant will be private and the developer will pay the cost of installation of 2 March 25, 2004 ITEM NO.: 17 Cont. FILE NO.: Z -5649-C required water facilities. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA Bus Route. SUBDIVISION COMMITTEE COMMENT: (MARCH 4, 2004) The applicants were present. Staff presented the item and noted additional information was needed site lighting, signage and the seating capacity of the worship area in the proposed portable building. It was noted that the building would have to be installed to comply with building code requirements. Staff noted the requirement that the driveway apron, handicap parking stalls and sidewalk to the building be paved. Staff also noted that the right-of-way and floodway dedication deeds should be provided at this time. Staff noted a concern over allowing the gravel parking area and portable for up to seven (7) years. Landscape Comments were noted. The applicant was advised to respond to staff comments by March 10, 2004. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: On September 18, 2003, the Commission approved a conditional use permit allowing for the phased development of this R-2 zoned, 9.7t acre tract for a church. Phase I was to consist of a single building and a paved driveway and 25 space parking lot. Phase II was to consist of a second building and additional parking. The Phase I worship area was proposed to have seating for 100 persons. The Phase II seating capacity was not proposed. No additional activities such as private school or day care were proposed. Approval was given to allow placement of a portable building on the site to be used as a construction office/storage building. The Commission also recommended approval of a 5 -year deferral of the required improvements to Stagecoach Road. That deferral request has not yet been to the Board of Directors. The Commission also approved a waiver of the screening requirement along the south perimeter of the site since it is adjacent to a large, undevelopable floodway. The church has not been constructed. Southwest Christian Church is now requesting a revision to the previously approved conditional use permit. The church is proposing to place a second 28'X 64' portable building on the site adjacent to the location of the proposed 3 March 25, 2004 ITEM NO.: 17 Cont. F11_E NO.: Z-564g_C church building, The church is asking that use of the portable building as a church be approved for up to seven years. The church is also requesting use of gravel parking and driveways for a corresponding seven year period. At the end of the seven year period, the church proposes to have constructed its Phase building and the paved driveway and parking lot. No other changes to the previously approved conditional use permit are proposed. Staff cannot support the use of the portable building or the unimproved driveway and parking for seven years. Allowing such substandard development for that extended length of time could prove detrimental to the neighborhood. It could be that the church's plans for occupancy of the site are premature if they are unable to commit to proper development within a more reasonable time. Staff could support use of site as proposed for no more than 36 months. STAFF RECOMMENDATION: Staff recommends denial of the application as filed. Staff recommends approval of use of the portable building and gravel driveway and parking for no more than 36 months subject to compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the Staff Report. PLANNING COMMISSION ACTION: (MARCH 25, 2004) The applicants were present. Staff informed the Commission that the applicants had agreed to limit use of the portable building and gravel driveway and parking to 36 months. Staff recommended approval of the amended application subject to compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the Staff Report. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 8 ayes, 0 noes and 3 absent. !! Southwest Christian Church Response to Subdivision Committee Comments March 10, 2004 Mr. Dana Carney Zoning and Subdivision Manager Department of Planning & Development City of Little Rock 723 W. Markham St. Little Rock, AR 72201-1334 Dear Mr. Carney This letter is in reference to the meeting of the subdivision committee on Thursday, March 4, 2004 at noon; and this is the response of Southwest Christian church (Item no. 17; case Z -5649-C) to your staff comments. We thank you for examining the amendment to our original approved proposal and providing us with your comments needed to comply with the City of Little Rock ordinances. We will address the comments in the order in which they were listed on your memo. PIanning Staff Comments: 1. Submit lighting plan for this phase of use. Our site plan submitted with the amendment showed the position of lighting. A light is present on the west end of the parking lot and another light is next to the driveway. Each side of the portable building has a light. The side with the two entrances (west side) has a light over each entrance. Per instructions, all lighting will be low-level and shielded downwards. 2. Submit signage plan. A 4' x 6' sign will be placed on the property at the location indicated on our site plan. It will not be lighted. When construction starts on our permanent building, we will build (or purchase) another sign which complements the decor of our building. In compliance with City codes, the permanent sign will be no taller than 6 feet and no larger than 64 square feet in size. It will be placed south of all highway easements. 3. Provide seating capacity in worship area of portable building. The worship room will hold 45 people. 4. Note Public Works and Landscape Comments.... See below in appropriate section. 5. Applicant is requesting use of portable building and gravel driveway and parking for up to seven (7) years. This is a correct statement. 6. Building must be installed to comply with all applicable building codes. Southwest Christian Church will comply with all applicable building codes concerning the installation of the portable building. Variance/Wavers: 1. Gravel parking and driveways for up to seven (7) years. This is a correct statement. Public Works: 1. All previous comments on the previously approved conditional use permit applies to this modification. Southwest Christian Church will comply with the comments made concerning the original conditional use permit. 2. Dedication deeds should be furnished now for right-of-way line and flood easements. On Monday morning, March 7, Bruce Newton talked with a civil engineer, Mr. Mike Hood, via the phone concerning clarification of what Southwest Christian Church has to provide to satisfy their comment. As of late Tuesday afternoon, on March 8, the call has not been returned. However, Southwest Christian Church desires to comply with the request. Be assured, as was stated on our previous application, Southwest Christian Church will gladly give the city of Little Rock the requested additional five (5) feet of easement on the north end of our property adjacent to Stagecoach Road. Furthermore, as was stated previously, Southwest Christian Church will not disturb or build on the floodway on the south end of our property. If the civil engineer provides additional information before the public hearing; and that information clarifies exactly what Southwest Christian Church has to provide, then Southwest Christian Church will submit a brief letter to Mr. Carney explaining our position on this request. 3. If gravel parking is approved, the entrance should be paved to prevent tracking of dirt and gravel onto Stagecoach Road. Per verbal instructions at the subdivision committee meeting, we will pave the entrance of our driveway to the point of the newly established right-of-way for the state highway, i.e., 45 -feet from the center -line of Stagecoach Road. Utilities and Fire Department/County Planning_ 1. Southwest Christian Church notes there were no comments and/or concerns except for Water. Water: 1. All Central Arkansas water requirements in effect at the time of the request for water service must be met. A Capitol investment Charge based.... Phone communications over the past several days with individuals from Central Arkansas Water indicates that Southwest Christian Church has complied, and will continue to comply, with the requests made by Central Arkansas Water, i.e., a fire hydrant will be placed on our property. The fact that the Fire Department has no comments concerning the location of a single fire hydrant on our property indicates that they are satisfied. CATA: No concerns Planning Division: No comments Landscape: 1. Landscape areas should be protected from gravel and vehicular traffic by cross -ties... The landscaping will be protected by cross -ties while the drive and parking lot is covered in gravel. 2. Reserved parking space ... 8 -feet wide with an 8 -foot wide designated aisle. The designated aisle must be paved... We will pave the handicapped parking space and the designated aisle. The handicapped parking space will be moved from the south -center of the parking lot to the south-east end of the parking lot so that it is close to the portable building. A paved walkway will lead from the parking lot and handicapped parking space to the portable building. Other: Submit responses to staff issues by Wednesday, March 10, 2004. This letter represents our responses to your staff issues. If you should have any questions, do not hesitate to contact Bruce Newton atone of the following numbers: work: 501-296-1261; home: 501-455-5830. email: bwnewton@uams.edu Respectfully submitted, Bruce W. Newton Chairman of the Board, Southwest Christian Church Contact Person, Southwest Christian Church