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HomeMy WebLinkAboutZ-5736 Staff AnalysisOctober 5, 1993 ITEM 18 FILE Z-5736 OWNER/APPLICANT: PROAL : QRDINANCE DESIGN T ARD : 1. site Location Community Fellowship Church - Conditional Use Permit 14100 Block of Lawson Road, south side Rosetta Calvert and Chloe Brucks/ Community Fellowship Church A conditional use permit is requested to allow for the phased construction of a church, private school and church camp on this R-2 zoned 7.29 acre site. This property is located outside of the Little Rock city limits but is within the city's area of subdivision and zoning jurisdiction. The proposed church site is located on the south side of Lawson Road, approximately one mile south of Colonel Glenn Road. 2. Compatibility with Neicrhborhood This property is located outside of the city limits in a rural area of single family homes on large tracts of land and large areas of vacant woodland. A small church is located approximately one-half mile east of this site. Much of the proposed church site is to remain undeveloped. With attention given to screening the adjacent residential properties, this proposed use should be compatible with the neighborhood. 3. On -Site Drives and Psqrk_ing There is an existing gravel access easement crossing the property which provides access to three adjacent residential properties. This gravel access road will be relocated to the west perimeter of the church site and will be utilized by the church and the adjacent residential properties. October 5, 1993 SUBDIVISION ITEM NO.: 18 (Continued) FILE NO.: Z-5736 The Phase I sanctuary will seat 125 persons, requiring 31 on-site parking spaces. The site plan as submitted shows 22 on-site spaces. The current membership of the church is 20 to 25 individuals. The Phase II sanctuary will seat 250 persons, requiring 63 on-site parking spaces. These additional required parking spaces must be provided on the site plan. The applicant is requesting a deferral of the paving requirement for the proposed parking area until the Phase II sanctuary is built, at which time the parking lot would be paved and landscaped to comply with city codes. 4. reeninq andB ff r Compliance with the City's Landscape and Buffer Ordinances is required. 5. City Engineer Commentg Dedicate additional right-of-way on Lawson Road to 45 feet from centerline. Construct half street improvements to Master Street Plan standards for a minor arterial street or provide in lieu contribution. The majority of this property is located within the flood zone. 6. Utility Comments Provide for on-site fire protection, to be implemented at time of annexation. Contact Little Rock Municipal Water works. Applicant must sign a preannexation agreement and obtain approval from the City prior to obtaining water service. Southwestern Bell Telephone requires a 5 foot easement along all property lines. 7. Analysis Community Fellowship Church is a new congregation, started on Easter Sunday 1993, which now meets in a members home. The church currently has a membership 20 to 25 persons. The church has acquired this 7 acre site and is in a position to build a facility of its own. 2 October 5, 1993 SUBDIVISION ITEM 1 (Continued) FILE - 7 In an effort to present the Commission with a long range, comprehensive plan, the church has developed a site plan showing three major phases of the development of a church, private school and a church camp. This was done recognizing that it is difficult for a new church of this size to develop a concrete, long range development plan and the plan before the Commission is, in some ways, conceptual. Phase I of the plan provides for the construction of a single building containing classrooms and a 125 seat sanctuary. A corresponding 22 space parking lot taking access off of a 30 foot gravel access easement will be built with this phase. Phase II, which is envisioned as occurring in approximately 3 years, involves the construction of a second building containing a 250 seat sanctuary and additional classroom space. Although not shown on the plan, a parking lot expansion to accommodate the required 63 on-site parking spaces will be built with this phase. The proposed private school will be initiated with Phase II. The school will begin with grades K-6 and will later expand to include grades 7-12. The private school will have an enrollment of approximately 60 students. Phase III, occurring after an additional 3 years, will consist of the construction of a family life center containing a gymnasium and dormitory rooms for the proposed church camp. The proposed dorm rooms will house 60 persons. A softball field will be constructed either during Phase II or III. The field will be for day use and will not have any lighting. Staff feels that Community Fellowship Church has made a good faith effort to develop a comprehensive site plan in keeping with ordinance standards and is willing to concede some degree of flexibility in the implementation of the plan. Any major changes will need to be reviewed by the Planning Commission. 8. otaff Recommgndation Staff recommends approval of this application as filed subject to: 1. Compliance with the City's Landscape and Buffer Ordinances 3 October 5, 1993 SUBDIVISION ITEM NO.: 18 (continued) FILE NO.: Z-5736 2. Compliance with City Engineer and Utility Comments 3. Adequate on-site parking being provided for all phases of the development. Staff also recommends approval of the request to defer paving requirements for the parking lot until Phase II of the development. BDIVI51ON COMMITTEE COMMENT: (SEPTEMBER 16, 1993) Community Fellowship Church was represented. Staff presented the item and noted the City Engineer and Utility Comments outlined above. A discussion then followed concerning the various aspects of the phasing plan. It was determined that adequate parking must be provided on the site plan. Tad Borkowski, of the City Engineer's Office, recommended that the applicant confer with the County Planning Office regarding the flood zone issue. The applicant stated that the church would agree to dedicate any needed right-of-way but would probably request a waiver of the required street improvements to Lawson Road. After further discussion, the Committee determined that there were no other outstanding issues and forwarded this item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (OCTOBER 5, 1993) The applicant was present. There were no objectors present. Staff presented the item and offered a recommendation of approval. The Commission was informed that a revised site plan had been submitted which shows the additional required parking. The Commission was also informed that the applicant agreed to dedicate the needed right-of-way but would ask the Board of Directors to waive the required improvements. Chairman Walker asked if the City Engineer's Office had an opinion on the request to waive right-of-way improvements. 4 I r October 5, 1993 SUBDIVISION ITEM NO.: 18 Continued FILE NO.: Z-5736 Jerry Gardner, of the City Engineer's Office, stated that his office did not object to the waiver based on the property's location and the fact that it was not in an urban area that would see street improvements anytime in the foreseeable future. The Commission determined that there were no other outstanding issues and placed this item on the Consent Agenda for approval. The vote was 8 ayes, 0 noes and 3 absent. 5