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HomeMy WebLinkAboutZ-5735 Staff AnalysisFILE NO.: Z-5735 NAME: LOCATION: OWNER APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Central Baptist Church - Conditional Use Permit 15601 Taylor Loop Road Central Baptist Church/ Christopher Dimon of Burt Taggart and Associates, Agent A conditional use permit is requested to allow for the construction of a church and related facilities on this R-2 zoned, 7.2 acre site. The proposed church site is located on the south side of Taylor Loop Road, southeast of its intersection with Montgomery Road. 2. Compatibility _with ,Neighborhood The surrounding neighborhood is zoned R-2 with single family residential being almost exclusively the predominant use. Much of the immediate vicinity consists of either single family homes on large tracts of land or large vacant tracts. Two new single family residential subdivisions are located two blocks east of the proposed church site. Chenal Valley Church of Christ is located two blocks to the west. The Planning Commission recently approved a conditional use permit allowing for the expansion of this church. Central Baptist Church is proposing to maintain 40% of the site in an undeveloped state, including substantial wooded buffers along the perimeters adjacent to single family properties. With proper attention to screening the adjacent residential properties, this proposed development should be compatible with the neighborhood. FILE NO.: Z-5735 Continued 3. On -Site Drives and Parking The proposed Phase I sanctuary will seat 250 persons, requiring on-site parking for 78 vehicles. A 78 space parking lot, taking access off of Taylor Loop Road, will be constructed with Phase I. Phase II would increase the sanctuary seating to 500, requiring 125 parking spaces. The corresponding Phase II expansion of the parking lot would add 60 spaces, giving a total of 138 on-site parking spaces. Also, included with Phase II is a driveway extension leading to Montgomery Road. All parking lot lighting must be low level and directional, aimed so as not to illuminate adjacent residential properties. 4. Screening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. The applicant proposes to maintain 40% of this site in its present undeveloped state to be used for church picnics and recreational activities. A 31 foot landscape buffer must be maintained along the eastern perimeter. 5. City Engineer Comments Construct Taylor Loop Road and Montgomery Road to Master Street Plan standards. Detention and Excavation Ordinances apply. 6. Utility CommentslFire Department Comments Little Rock Wastewater Utilities states a sewer main extension is required with easements. Hinson interceptor fees will be charged on this project. Contact Little Rock Wastewater Utility for details. The Fire Department needs to evaluate fire protection. There may be additional fire hydrants required. The Fire Department requires a 20 foot service drive for access behind the sanctuary. 7. Analysis Central Baptist Church is currently located on West 12th Street, east of University Avenue. An offer has been made on the existing church site prompting the church to seek relocation to this west Little Rock site. FILE NO.: Z-5735 Continued The church has developed a site plan which provides for good perimeter buffers and leaves approximately 40% of the 7.2 acre site undeveloped. The site is proposed to be developed in two phases. Phase I would consist of a sanctuary, administrative building, two story education building and maintenance building. A small, private church school, maximum enrollment of 20 students, would operate out of the education building. A corresponding 78 space parking lot, taking access off of Taylor Loop Road, would be built during Phase I. Phase II would consist of an expansion of both the sanctuary and education building and the construction of a family life center. The parking lot would be expanded by 60 spaces and a driveway would be extended to Montgomery Road as a part of the Phase II expansion. A doublewide manufactured home currently exists on the site. The church is requesting permission to leave it in place to be used as staff housing through Phase I. The manufactured home would be removed from the property at the initiation of Phase II. 8. Staff Recommendation Staff recommends approval of this application subject to: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with City Engineer and Utility Comments UBDIVISION COMMITTEE COMMENT: (SEPTEMBER 16, 1993) Chris Dimon and Rev. Raleigh Campbell were present representing Central Baptist Church. Staff presented the item and outlined the City Engineer, utility and landscaping issues noted above. The Committee was also informed of the applicant's desire to construct a steeple structure which will be approximately 85 feet above grade. Chris Dimon addressed the Committee. He stated that a revised site plan would be prepared addressing the landscaping issues and that the steeple would be reduced to 70 feet, which is allowed in the R-2 district. 3 FILE NO.: Z-5735 (Continued) A discussion then followed concerning the proposed phasing plan. It was determined that it is appropriate to tie the required Taylor Loop Road improvements to Phase I and the required Montgomery Road improvements to Phase II. The doublewide manufactured home may continue to use the existing driveway off of Montgomery Road, but the church parking lot and driveway cannot tie to Montgomery Road without the required Master Street Plan improvements being made. After further discussion, it was determined that there were no other outstanding issues and the Committee forwarded this item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (OCTOBER 5, 1993) Chris Dimon, Raleigh Campbell and Dwight Sefcovic were present representing Central Baptist Church. There were several objectors present. Dana Carney, of the Planning staff, presented the item and a staff recommendation of approval. He advised the Commission that a revised site plan had been submitted which addressed all staff concerns. Chris Dimon addressed the Commission. He stated that a revised site plan had been done to comply with all staff concerns. Mr. J. A. Penney addressed the Commission in favor of the application. Mr. Penney stated that he owns the property at the southeast corner of Taylor Loop Road and Montgomery Road, which he will be developing as a subdivision of 2,000 to 2,500 square foot homes. Mr. Penney stated that he was in favor of the church's application and that he felt it would be a good development. Mr. Stephan Ledford addressed the Commission in favor of the application. He stated that he lives on the property adjacent to the south of the proposed church site and that he was looking forward to having the church as a neighbor. Raleigh Campbell, Pastor of Central Baptist Church, next addressed the Commission. He stated that he was surprised at the opposition. Pastor Campbell told the Commission that he had personally talked with everyone on the abstract company list of those property owners within 200 feet of the proposed church site. Michael Straughan, of #2 Heatherbrae Circle, addressed the Commission in opposition to the application. He stated that he was speaking for several residents of the Heatherbrae and Deer Park Subdivisions who were also in opposition to the proposed church. 4 FILE NO.: Z-5735 (Continued) Mr. Straughan stated that he was concerned that the church would add to traffic problems on Taylor Loop Road. Mr. Straughan then asked those present in opposition to stand. Approximately 10 persons stood. June Thomas, of 35 Heatherbrae Circle, spoke in opposition to the church. Ms. Thomas stated that the church's private school currently has 15 students and that it would grow beyond the 20 indicated in the staff's write-up. Ms. Thomas also asked about the proposed "print shop". Mr. Carney advised that it was his impression that the print shop would be that type of operation typically associated with a church; printing church bulletins, weekly newsletters, and such. Kurt Dilday, of 51 Heatherbrae Circle, next addressed the Commission in opposition to the application. Mr. Dilday stated the he moved to the area because of the single family zoning and that he did not feel that rezoning this property to allow a church was appropriate. Mr. Dilday also questioned the proposed phasing plan of the development. Bo Plyer, of 43 Heatherbrae Circle, addressed the Commission in opposition to the proposal. Mr. Plyer stated that Heatherbrae Subdivision had no active neighborhood association and was at a disadvantage when dealing with matters such as this. Mr. Plyer stated that the expansion of the Heatherbrae and Deer Park Subdivisions was going to create further traffic problems on Taylor Loop Road that would only be increased by the proposed church. Mr. Plyer concluded by stating that he too had moved to Heatherbrae Circle because of the single family nature of the neighborhood. Chris Dimon addressed the Commission and stated that the church would create less traffic than if the 7.2 acres were developed as a single family subdivision. Mr. Dimon stated that the church will be developed just as shown on the site plan, with substantial area set aside for undisturbed areas. Commissioner Oleson stated that this was a tough issue to decide. She stated that although churches are allowed in residential zones through the conditional use permit process, churches are no longer like they once were. Commissioner Oleson stated that she is not convinced that churches belong in neighborhoods any more. A FILE NO.: Z-5735 Continued Mr. Dimon informed the Commission that the current church membership is about 100 persons. He stated that the site plan was a "grand plan" for growth. Mr. Campbell then spoke addressing the private school. He stated that the school was a Monday to Wednesday church school and was initially started to serve church members only. He stated that the school would remain small. Mr. Campbell stated that the church's philosophy is that if the church ever got to 400 or so in membership it would start a second church elsewhere. Mr. Campbell stated that Central Baptist Church did not have a "mega -church" philosophy. Mr. Straughan stated that he had spoken with Mr. Sefcovic, who is the school administrator, and that Mr. Sefcovic had said the school would grow and accept anyone. Mr. Straughan told the Commission that he bought a home in this area because of its residential zoning. Commissioner Oleson stated that Phase I of the development is for a small scale church. She asked if the applicant would be willing to ask for just Phase I at this time and then come back at a later time, if expansion is needed. Steve Fleischhacker, of 27 Heatherbrae Circle, addressed the Commission in opposition to the proposed church. He stated that the proposed church and family life center would generate traffic problems. Chairman Walker advised the applicant that only seven members of the Planning Commission were present and stated that the applicant may want to ask for a deferral. Mr. Dimon stated that the church would accept approval of Phase I only. Dwight Sefcovic addressed the Commission. He stated that he is the administrator of the church school. Mr. Sefcovic stated that the school was started only for church members but that later others from outside the church were allowed to enroll. Mr. Sefcovic stated that the school is very strict and due to its strict standards will never have a large enrollment. Mr. Sefcovic stated that the family life center would not be opened as a business to the public. Chairman Walker asked the applicant to clarify the number of students proposed for the private school. 6 FILE No.: z-5735 Continued Commissioner Willis asked staff how the proposed church traffic would impact Taylor Loop Road. Jerry Gardner, of the City Engineer's Office, advised the Commission that this portion of Taylor Loop Road is a collector street, designed to connect from one arterial to another. Mr. Gardner stated that the church will construct half street improvements on Taylor Loop Road with Phase I and half street improvements on Montgomery Road with Phase II. Commissioner VonTungeln stated that he would support the application. He stated that there may need to be two church classifications created in the zoning ordinance, church with and church without other facilities. Commissioner Willis then asked if the driveway on to Taylor Loop Road should be wide enough to have left and right turn lanes. Mr. Gardner stated that the City Engineer's Office did not see the church generating enough demand to make that a requirement. Commissioner Willis stated that he would like to see the driveway modified to include a left and right turnout. Mr. Dimon responded that the church would make that modification. Commissioner Oleson stated that she still wanted to know the number of students proposed for the private school. Commissioner Putnam asked if the Planning Commission had the authority to limit the number of students. Richard Wood, of the Planning staff, responded that the Commission could set a number of students through the conditional use permit process. Mr. Sefcovic then stated that a maximum of 35 students would be sufficient to meet current needs and allow for a little growth. In response to a statement from of those in opposition, Commissioner VonTungeln stated that churches are allowed in this zoning district and that the zoning of the property would not change. Commissioner Oleson stated that the church had committed to accept approval of Phase I only and that further expansion would require Planning Commission review and approval. A motion was then made to approve the application as amended to include Phase I only, the private school with an enrollment limited to 35 students and the modification of the driveway onto Taylor Loop Road to include a left and right turnout. The vote was 7 ayes, 0 noes and 4 absent. 7 1. Meeting Date: December 7, 1993 2. Case No.: Z-5735 3. Request: A conditional use permit to allow for the phased construction of a church and related facilities on this R-2 zoned, 7.2 acre site 4. Location: 15601 Taylor Loop Road 5. QL—% AtIicant: Central Baptist Church/ Christopher Dimon of Burt Taggart and Associates, Agent 6. Existin❑ 5atus: Vacant, wooded land and two home sites with double -wide manufactured homes on each 7. Pro osed Use: Church and related facilities, including a private school, family life center, educational building, administrative building and sanctuary 8. Staff Recommendation: Approval of the application as filed, subject to compliance with the City's Landscape and Buffer Ordinances and compliances with the City Engineer and Utility Comments. 9. Plannin Commission Recommendation: Approval of only Phase I of the project, the private school is to be limited to an enrollment of 35 students and the driveway onto Taylor Loop Road is to be modified to include a left and right turnout. 10. Conditions or Issues Remainin to he Resolved: None 11. Right-of-wav Issues: Taylor Loop Road Master Street Plan Improvements are required. 12. Recommendation Forwarded with: A Planning Commission vote of 7 ayes, 0 noes and 4 absent 13. ob-iectors: There were several objectors present at the Planning Commission meeting. 14. Nei hborhood Plan: Chenal (19) October 5, 1993 ITEM NO,_; 17 FILE NQ,; Z--5735 K6161NOWGINIE OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN T ARD : 1. Site Location Central Baptist Church - Conditional Use Permit 15601 Taylor Loop Road Central Baptist Church/ Christopher Dimon of Burt Taggart and Associates, Agent A conditional use permit is requested to allow for the construction of a church and related facilities on this R-2 zoned, 7.2 acre site. The proposed church site is located on the south side of Taylor Loop Road, southeast of its intersection with Montgomery Road. 2. Comn3tibility with NeighborhQ.gd The surrounding neighborhood is zoned R-2 with single family residential being almost exclusively the predominant use. Much of the immediate vicinity consists of either single family homes on large tracts of land or large vacant tracts. Two new single family residential subdivisions are located two blocks east of the proposed church site. Chenal valley Church of Christ is located two blocks to the west. The Planning Commission recently approved a conditional use permit allowing for the expansion of this church. Central Baptist Church is proposing to maintain 40% of the site in an undeveloped state, including substantial wooded buffers along the perimeters adjacent to single family properties. With proper attention to screening the adjacent residential properties, this proposed development should be compatible with the neighborhood. October 5, 1993 SUBDIVISION ITEM NO.; 17 � Cynt inue d ) _ FILE iq] .: Z-5735 3. On -Site Drive and PsIrking The proposed Phase I sanctuary will seat 250 persons, requiring on-site parking for 78 vehicles. A 78 space parking lot, taking access off of Taylor Loop Road, will be constructed with Phase I. Phase II would increase the sanctuary seating to 500, requiring 125 parking spaces. The corresponding Phase II expansion of the parking lot would add 60 spaces, giving a total of 138 on-site parking spaces. Also, included with Phase II is a driveway extension leading to Montgomery Road. All parking lot lighting must be low level and directional, aimed so as not to illuminate adjacent residential properties. 4. Screening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. The applicant proposes to maintain 40% of this site in its present undeveloped state to be used for church picnics and recreational activities. A 31 foot landscape buffer must be maintained along the eastern perimeter. 5. City Engineer Comments Construct Taylor Loop Road and Montgomery Road to Master Street Plan standards. Detention and Excavation Ordinances apply. 6.ili mm n Fir D? 12�!rtment Comments Little Rock Wastewater Utilities states a sewer main extension is required with easements. Hinson interceptor fees will be charged on this project. Contact Little Rock Wastewater Utility for details. The Fire Department needs to evaluate fire protection. There may be additional fire hydrants required. The Fire Department requires a 20 foot service drive for access behind the sanctuary. 7. Analysis Central Baptist Church is currently located on West 12th Street, east of University Avenue. An offer has been made on the existing church site prompting the church to seek relocation to this west Little Rock site. 2 October 5, 1993 SUBDIVISION ITEM NO.: 17 n in FILE Z - S735 The church has developed a site plan which provides for good perimeter buffers and leaves approximately 40% of the 7.2 acre site undeveloped. The site is proposed to be developed in two phases. Phase I would consist of a sanctuary, administrative building, two story education building and maintenance building. A small, private church school, maximum enrollment of 20 students, would operate out of the education building. A corresponding 78 space parking lot, taking access off of Taylor Loop Road, would be built during Phase I. Phase II would consist of an expansion of both the sanctuary and education building and the construction of a family life center. The parking lot would be expanded by 60 spaces and a driveway would be extended to Montgomery Road as a part of the Phase II expansion. A doublewide manufactured home currently exists on the site. The church is requesting permission to leave it in place to be used as staff housing through Phase I. The manufactured home would be removed from the property at the initiation of Phase II. 8. St4ff Recommgndation Staff recommends approval of this application subject to: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with City Engineer and Utility Comments SUBDIVISION COMMITTEE CQMME : (SEPTEMBER 16, 1993) Chris Dimon and Rev. Raleigh Campbell were present representing Central Baptist Church. Staff presented the item and outlined the City Engineer, utility and landscaping issues noted above. The Committee was also informed of the applicant's desire to construct a steeple structure which will be approximately 85 feet above grade. Chris Dimon addressed the Committee. He stated that a revised site plan would be prepared addressing the landscaping issues and that the steeple would be reduced to 70 feet, which is allowed in the R-2 district. 3 October 5, 1993 SUBDIVISION ITEM NO.: 17 Continued FILE NOZ .: - A discussion then followed concerning the proposed phasing plan. It was determined that it is appropriate to tie the required Taylor Loop Road improvements to Phase I and the required Montgomery Road improvements to Phase II. The doublewide manufactured home may continue to use the existing driveway off of Montgomery Road, but the church parking lot and driveway cannot tie to Montgomery Road without the required Master Street Plan improvements being made. After further discussion, it was determined that there were no other outstanding issues and the Committee forwarded this item to the full Commission for final resolution. PLANNING COMMISSI nN ACTION: (OCTOBER 5, 1993) Chris Dimon, Raleigh Campbell and Dwight Sefcovic were present representing Central Baptist Church. There were several objectors present. Dana Carney, of the Planning staff, presented the item and a staff recommendation of approval. He advised the Commission that a revised site plan had been submitted which addressed all staff concerns. Chris Dimon addressed the Commission. He stated that a revised site plan had been done to comply with all staff concerns. Mr. J. A. Penney addressed the Commission in favor of the application. Mr. Penney stated that he owns the property at the southeast corner of Taylor Loop Road and Montgomery Road, which he will be developing as a subdivision of 2,000 to 2,500 square foot homes. Mr. Penney stated that he was in favor of the church's application and that he felt it would be a good development. Mr. Stephan Ledford addressed the Commission in favor of the application. He stated that he lives on the property adjacent to the south of the proposed church site and that he was looking forward to having the church as a neighbor. Raleigh Campbell, Pastor of Central Baptist Church, next addressed the Commission. He stated that he was surprised at the opposition. Pastor Campbell told the Commission that he had personally talked with everyone on the abstract company list of those property owners within 200 feet of the proposed church site. 4 October 5, 1993 SUBDIVISION ITEM NO.: 17 (Continued) FILE NO.: Z-5735 Michael Straughan, of #2 Heatherbrae Circle, addressed the Commission in opposition to the application. He stated that he was speaking for several residents of the Heatherbrae and Deer Park Subdivisions who were also in opposition to the proposed church. Mr. Straughan stated that he was concerned that the church would add to traffic problems on Taylor Loop Road. Mr. Straughan then asked those present in opposition to stand. Approximately 10 persons stood. June Thomas, of 35 Heatherbrae Circle, spoke in opposition to the church. Ms. Thomas stated that the church's private school currently has 15 students and that it would grow beyond the 20 indicated in the staff's write-up. Ms. Thomas also asked about the proposed "print shop". Mr. Carney advised that it was his impression that the print shop would be that type of operation typically associated with a church; printing church bulletins, weekly newsletters, and such. Kurt Dilday, of 51 Heatherbrae Circle, next addressed the Commission in opposition to the application. Mr. Dilday stated the he moved to the area because of the single family zoning and that he did not feel that rezoning this property to allow a church was appropriate. Mr. Dilday also questioned the proposed phasing plan of the development. Ho Plyer, of 43 Heatherbrae Circle, addressed the Commission in opposition to the proposal. Mr. Plyer stated that Heatherbrae Subdivision had no active neighborhood association and was at a disadvantage when dealing with matters such as this. Mr. Plyer stated that the expansion of the Heatherbrae and Deer Park Subdivisions was going to create further traffic problems on Taylor Loop Road that would only be increased by the proposed church. Mr. Plyer concluded by stating that he too had moved to Heatherbrae Circle because of the single family nature of the neighborhood. Chris Dimon addressed the Commission and stated that the church would create less traffic than if the 7.2 acres were developed as a single family subdivision. Mr. Dimon stated that the church will be developed just as shown on the site plan, with substantial area set aside for undisturbed areas. 5 October 5, 1993 SUBDIVISION ITEM NO.: 17 Continued FILE NO.: Z-5735 Commissioner Oleson stated that this was a tough issue to decide. She stated that although churches are allowed in residential zones through the conditional use permit process, churches are no longer like they once were. Commissioner Oleson stated that she is not convinced that churches belong in neighborhoods any more. Mr. Dimon informed the Commission membership is about 100 persons. was a "grand plan" for growth. that the current church He stated that the site plan Mr. Campbell then spoke addressing the private school. He stated that the school was a Monday to Wednesday church school and was initially started to serve church members only. He stated that the school would remain small. Mr. Campbell stated that the church's philosophy is that if the church ever got to 400 or so in membership it would start a second church elsewhere. Mr. Campbell stated that Central Baptist Church did not have a "mega -church" philosophy. Mr. Straughan stated that he had spoken with Mr. Sefcovic, who is the school administrator, and that Mr. Sefcovic had said the school would grow and accept anyone. Mr. Straughan told the Commission that he bought a home in this area because of its residential zoning. Commissioner Oleson stated that Phase I of the development is for a small scale church. She asked if the applicant would be willing to ask for just Phase I at this time and then come back at a later time, if expansion is needed. Steve Fleischhacker, of 27 Heatherbrae Circle, addressed the Commission in opposition to the proposed church. He stated that the proposed church and family life center would generate traffic problems. Chairman Walker advised the applicant that only seven members of the Planning Commission were present and stated that the applicant may want to ask for a deferral. Mr. Dimon stated that the church would accept approval of Phase I only. Dwight Sefcovic addressed the Commission. He stated that he is the administrator of the church school. Mr. Sefcovic stated that the school was started only for church members but that later G October 5, 1993 SUBDIVISION ITEM NO.; 17 (Continued) _ _ FILE NO.: Z-5735 others from outside the church were allowed to enroll. Mr. Sefcovic stated that the school is very strict and due to its strict standards will never have a large enrollment. Mr. Sefcovic stated that the family life center would not be opened as a business to the public. Chairman Walker asked the applicant to clarify the number of students proposed for the private school. Commissioner Willis asked staff how the proposed church traffic would impact Taylor Loop Road. Jerry Gardner, of the City Engineer's Office, advised the Commission that this portion of Taylor Loop Road is a collector street, designed to connect from one arterial to another. Mr. Gardner stated that the church will construct half street improvements on Taylor Loop Road with Phase I and half street improvements on Montgomery Road with Phase II. Commissioner VonTungeln stated that he would support the application. He stated that there may need to be two church classifications created in the zoning ordinance, church with and church without other facilities. Commissioner Willis then asked if the driveway on to Taylor Loop Road should be wide enough to have left and right turn lanes. Mr. Gardner stated that the City Engineer's Office did not see the church generating enough demand to make that a requirement. Commissioner Willis stated that he would like to see the driveway modified to include a left and right turnout. Mr. Dimon responded that the church would make that modification. Commissioner Oleson stated that she still wanted to know the number of students proposed for the private school. Commissioner Putnam asked if the Planning Commission had the authority to limit the number of students. Richard Wood, of the Planning staff, responded that the Commission could set a number of students through the conditional use permit process. Mr. Sefcovic then stated that a maximum of 35 students would be sufficient to meet current needs and allow for a little growth. 7 October 5, 1993 SUBDIVISION ITEM NO.: 17 (Continued) FILE NO_: Z-5735 In response to a statement from of those in opposition, Commissioner VonTungeln stated that churches are allowed in this zoning district and that the zoning of the property would not change. Commissioner Oleson stated that the church had committed to accept approval of Phase I only and that further expansion would require Planning Commission review and approval. A motion was then made to approve the application as amended include Phase I only, the private school with an enrollment limited to 35 students and the modification of the driveway Taylor Loop Road to include a left and right turnout. The vote was 7 ayes, 0 noes and 4 absent. 8 to onto