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HomeMy WebLinkAboutZ-5736-A Staff Analysis1. Meeting nate: July 5, 1994 2. Case No.: Z-5736 3. Request: Waiver of required Master Street Plan improvements to Lawson Road for Community Fellowship Church 4. Location: 14100 Block of Lawson Road, south side 5. Owner/Aunlicant: Community Fellowship Church by Terry Bryant 6. Existing Status: Vacant, R-2 zoned, 7.9 acre tract fronting on Lawson Road which, at this point, is a rural, asphalt paved street with no improvements. The property has 160 feet of frontage on Lawson Road. 7. Source of Recruirement: A conditional use permit was approved by the Little Rock Planning Commission on October 5, 1993 allowing for the phased construction of a church, private school, and church camp on this site. The conditional use permit review required conformance to the Master Street plan. Lawson Road is classified as a minor arterial street by the plan. 8. Staff Recommendation: Staff recommends denial of a complete waiver as being inconsistent with the established city policy of obtaining required street improvements where required by the Master Street Plan and Subdivision Ordinance. The proposed church site is not within the city limits and is located in an area likely to remain rural in nature for some time. Staff would recommend that a deferral be granted for a period not to exceed five (5) years or until Phase II of the church's building plan is initiated. Phase II includes the construction of a 250 seat sanctuary, additional classroom space, and the proposed private school. 9. Planning Commission Recommendation: The Planning Commission approved the conditional use permit subject, in part, to compliance with the City Engineer's Comments which included the requirement of right-of-way dedication and street improvements to Lawson Road. 10. Conditions or Issues Remaining to be Resolved: None, attendant to this issue. 11. Right -of -Way Issues: The church has dedicated the required right-of-way for Lawson Road. 12. Specific Improvements Retruested for Waiver: Curb, gutter, sidewalk and half of minor arterial street improvements along the south side of Lawson Road for a distance of 160 feet adjacent to the proposed church site. 13. nbiectors: None, as of this writing. 14. Neighborhood Plan: Crystal Valley (17) 15. Neighborhood Contact Person/Others: None FILE NO.: Z-5736 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. 2. 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. Compatibility with Neighborhood 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 Parkinct 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. FILE NO.: Z-5736 (Continued) 4. 0 6. 7. 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. Screening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. City Engineer Comments 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. Utility mm nts 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. 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. 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. E FILE NO.: Z-5736 (Continued) 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. Staff Recommendation Staff recommends approval of this application as filed subject to: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with City Engineer and Utility Comments 3. Adequate on-site parking being provided for all phases of the development. 3 FILE NO.: Z-5736 (Continued) Staff also recommends approval of the request to defer paving requirements for the parking lot until Phase II of the development. SUBDIVISION 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: The applicant was present. (OCTOBER 5, 1993) 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. 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. 4 FILE NO.: Z-5736 Continued 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 July 26, 1994 ITEM NO.: 8 FILE NO.: Z -5736-.A NAME: LOCATION: OWNERZAPPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Community Fellowship Church - Revised Conditional Use Permit 14100 Block of Lawson Road, South Side Community Fellowship Church by Terry Bryant The applicant is requesting a revision of a previously approved conditional use permit which allowed for the phased construction of a church, private school and church camp on this R-2 zoned 7.29 acre site. The previous approval was given on October 5, 1993. This application would allow for the shifting of buildings and parking lots to compensate for low areas on the property. No change in use is proposed. The site is located on the south side of Lawson Road, approximately one mile south of Colonel Glenn Road. 2. compatibility with Neigrhborhood% 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. The proposed revisions should not effect the proposed church's compatibility with the neighborhood. 3. On -Site Drives and Parkincr 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. The phasing of the development and the seating in the sanctuary is the same as the previously approved site plan. The Phase I sanctuary will seat 125 persons, requiring July 26, 1994 ITEM NO.: 8 Continued FIVE NO.: 5-5736-A 31 on-site parking spaces. The Phase II sanctuary will seat 250 persons, requiring 63 on-site parking spaces. The required parking will be provided in phases, corresponding to the phased development of the buildings. The applicant is again requesting a deferral of the paving requirement for the parking lot until the Phase II sanctuary is built, at which time the parking lot would be paved and landscaped to comply with city code. 4. Screening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. 5. City Engineer Comments The applicant dedicated right-of-way on Lawson Road to 45 feet from centerline through the earlier Planning Commission action. On July 5, 1994, the Board of Directors approved a 5 year deferral of the Master Street Plan required improvements to Lawson Road. A large portion of this property is located in the floodplain and part of the property is actually in the floodway. Provide proof that the county requirements have been satisfied regarding development in the floodplain. 6. Utility Comments Provide for on-site fire protection, to be implemented at the time of annexation. The applicant must sign a preannexation agreement and obtain approval from the City prior to obtaining water service. Southwestern Bell Telephone Company requires a 5 foot easement along all perimeters. 7. Analysis On October 5, 1993, the Little Rock Planning Commission approved a three phase development for Community Fellowship Church allowing for the construction of a church, private school and church camp on this site. There is no change proposed in the phasing plan. Phase I provides for the construction of a single building containing classrooms and a 125 seat sanctuary. Phase II, which is envisioned as occurring approximately three years after the completion of Phase I, involves the construction of a second building containing a 250 seat sanctuary and additional classroom space. 2 July 26, 1994 ITEM NO.: 8 (Continued) FILE NO.: Z -5736-A The required parking will also built in phases corresponding to the development of this site. 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 three years, will consist of the construction of a family life center containing a gymnasium and dormitory for the proposed church camp. The proposed dorm rooms will house 60 persons. An open -play field will be constructed either during Phase II or III. The field will be for day use and will not have any lighting. After the October 1993 Planning Commission approval and during the preparation for site work, the applicant found that much of the area selected for building sites was low and required an excessive amount of fill and foundation height to raise it above the floodplain level. This proposed site plan basically switches the areas proposed for parking and for building sites and places the buildings on the higher portions of the property. At the time of the initial application, staff recognized that the plan was conceptual and was willing to concede some degree of flexibility in the implementation of the plan. Staff feels that this proposal- involved such a degree of change as to require review by the Planning Commission. Staff is supportive of this revised plan. 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 3. Adequate on-site parking being provided for all phases of the development. 4. Compliance with the Pulaski County Planning Department's requirements regarding development in the flooplain Staff also recommends approval of the request to defer paving the parking lot until Phase II of the development. K July 26, 1994 ITEM NO • 8 (Continued) FILE NO.: Z -5736-A SUBDIVISION COMMITTEE COMMENT: (JULY 7, 1994) The applicant, Terry Bryant, was present. Staff presented the item and noted the Landscape, City Engineer and Utility Comments. Mr. Bryant explained the reasoning behind the requested revision. He stated that the County Planning Office had established minimum floor elevations for buildings to be constructed on the site. In order to meet those minimum floor elevations it would require an excessive amount of fill to keep the buildings where previously approved by the Planning Commission. Mr. Bryant stated that much expense could be saved by relocating the buildings to the high points on the property and putting the parking lots on the low points. Scott Foster, of the City Engineer's Office, stated that much of this property is in the floodplain and the portion nearest Lawson Road is actually in the floodway. He stated that written documentation must be received from the Pulaski County Planning Office approving this site development in the floodplain. Mr. Bryant responded that he would provide the documentation required. Staff informed the Committee that the Board of Directors approved a 5 year deferral of required Master Street Plan improvements to Lawson Road on July 5, 1994. The Committee determined that there were no other outstanding issues and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (JULY 26, 1994) The applicant, Terry Bryant, was present. One objector had been in attendance, but he left before the item was heard by the Commission. There was no discussion of the conditional use permit request. The question was called and the Commission voted to approve the revised conditional use permit. The vote was 7 ayes, 0 nays, 2 absent, 1 abstention (K. Oleson) and 1 open position. 4 FILE NO_: Z-5736 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 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 Neighborhood 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 Parkin 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. FILE NO.: Z-5736 (Continued) 4. 5. 6. 7. 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. Screening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. City Engineer Comments 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. 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. .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. 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. 2 FILE NO.: Z-5736 (Continued) 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. Staff Recommendation Staff recommends approval of this application as filed subject to: 1. Compliance with the City's Landscape and Huffer Ordinances 2. Compliance with City Engineer and Utility Comments 3. Adequate on-site parking being provided for all phases of the development. r FILE NO.: Z-5736 Continued Staff also recommends approval of the request to defer paving requirements for the parking lot until Phase II of the development. SUBDIVISION 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. 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. 4 FILE N Z-5736 C ntinued 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