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HomeMy WebLinkAboutZ-5773 Staff Analysis;,�, -4 l�I LaV 1. Meeting Date: March 1, 1994 2. Case No.: Z-5773 3. Recxuest: Waiver of required street improvements to Chenal Parkway for St. Margaret's Episcopal Church 4. Location: 20901 Chenal Parkway 5. pwnier A Iicant: St. Margaret's Episcopal Church by Don Johnson, Architect 6. F -xi :tincr status: Chenal Parkway is, at this point, a four lane, asphalt paved expressway. The north/south lanes are divided by a landscaped median. This portion of the parkway transverses a rural, mostly undeveloped area of the Chenal development. 7. Source of Re irement: A conditional use permit was approved by the Little Rock Planning Commission on January 4, 1994 allowing for the construction of a church and related facilities on this vacant, R-2 zoned property. The conditional use permit review requires conformance to the Master Street Plan. 8. Staff Recommendation: Chenal Parkway is classified as an expressway by the Master Street Plan. An expressway requires three lanes of travel in each direction. A proposed revision to the Master Street Plan is currently being considered by the Planning Commission which creates a new designation of "Parkway" requiring only two travel lanes in each direction. If approved, the northern leg of Chenal Parkway, from Ranis Road to Cantrell Road, would be reclassified as Parkway, thus eliminating the current requirement of a third travel lane. This proposed waiver falls within that portion of Chenal Parkway proposed for reclassification. Based on this, staff recommends approval of the requested waiver. 9. planning Commission Recommendation: The City Engineer's staff informed the Commission, at its January 4, 1994 meeting, of the proposed amendment to the Master Street Plan. The Commission did not make a recommendation addressing the waiver in particular. 10. Conditions or Issues Remaining to be Resolved: None, attendant to this issue 11. Right -of -Way Issues: None, attendant to this issue 12. 5 ecific Im rovements Re ested for Waiver: Construction of a third lane on Chenal Parkway for a length of 580± feet adjacent to the proposed St. Margaret's Episcopal Church. 13. Oblectors: None, as of this writing 14. Nei hborhood Plan: Chenal (19) I. Meeting Date: March 1, 1994 2. Case No.: Z-5773 3. Request: Deferral of required Master Street Plan improvement to a yet unnamed minor arterial street for St. Margaret's Episcopal Church. 4. Location: 20901 Chenal Parkway 5. owner A licant: St. Margaret's Episcopal Church by Don Johnson, Architect 6. Exi ting Status: Both the proposed church site and the proposed minor arterial street are located in a heavily wooded, undeveloped area of the Chenal development. 7. Source of Requirement: A conditional use permit was approved by the Little Rock Planning Commission on January 4, 1994 allowing for the construction of a church and related facilities on this vacant. R--2 zoned property. The conditional use permit review requires conformance to the Master Street Plan. 8. Staff Recommendation: Approval of the requested deferral until such time as development occurs on adjacent properties, requiring construction of the street. 9.Planrlin Commission Recommendation: The Planning Commission approved the conditional use permit, subject to compliance with the City Engineer's comments which included the requirement to construct the Master Street Plan improvements. The Planning Commission was aware of, but did not specifically address the requested five year deferral. 10. Conditions or Issues Remaining to be Resolved: None, attendant to this issue. Deltic Farm and Timber Company has agreed to build the full width of the required street at such time as future development warrants. 11. Right-of-way Issues: None, attendant to this issue 12. specific Im rovements RegLuested for Deferral: Curb, gutter, sidewalk and half of minor arterial street improvements for 714± feet of frontage on an unnamed future minor arterial street. 13. Objectors: None, as of this writing 14. Neighborhood Plan: Chenal (19) January 4, 1994 ITEM NO.: 1.6 FILE NO.: Z-5773 NAME: LOCATION• OWNER APPLICANT• PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location St. Margaret's Episcopal Church - Conditional Use Permit 20901 Chenal Parkway St. Margaret's Episcopal Church by Don Johnson, Architect A conditional use permit is requested to allow for the phased construction of a church and related facilities on this R-2 zoned, 10.8 acre site. No private school is proposed; however, the applicant proposes to add a day care/kindergarten at some point. The proposed church site is located on the east side of Chenal Parkway, approximately 1/2 mile north of Chenal Club Boulevard. 2. Compatibility with Neighborhood The proposed church site is located in an undeveloped, heavily wooded area of the new Chenal Valley development. The property was identified as a church site when the Chenal Valley zoning plan was adopted. With attention given to screening the adjacent single family residential property, the proposed use will be compatible with the neighborhood development. 3. ❑n ---Site Drives and Parkin The Phase I worship center will accommodate 400 persons, requiring 100 on-site parking spaces. The Phase II worship center will seat 1,000 persons, requiring 250 on-site parking spaces. The proposed parking lots will be constructed in two phases as the building phase program develops. Phase I of the.parking lot will contain 186 spaces, six of which are handicapped accessible. Phase II of the parking lot will add an additional 73 spaces, three of which are handicapped accessible, giving a total of 259 on-site parking spaces. January 4, 1994 ITEM 16 Continued FILE NO.: Z-5773 An additional, optional parking area is shown to the east, which will accommodate approximately 80 vehicles. 4. screening nd Buffers Compliance with the City's Landscape and Buffer Ordinances is required with attention given to screening the adjacent single family residential properties to the east and south of the proposed church site. 5. City Engineer Comments Construct half of minor arterial unnamed street which borders the property on the north. Add additional lane on Chenal Parkway to meet Master Street Plan requirements. Construct pedestrian walkway as proposed by Chenal Master Plan. 6. utility Comments A sewer main extension is required with easements. Little Rock Municipal Water Works states an acreage charge of $2,500 per acre will apply in addition to the normal connection charge. A water main extension across Deltic Farm's property to the southeast will be required. On-site fire protection is required. AP&L requires a 15 foot easement along the entire perimeter of the site. 7. Chenal Financial Center Parkway Urban Corridor Overla Compliance with the site design and development standards of the Chenal Overlay is required. The maximum size of principal site ground mounted signs along the Parkway shall be 100 square feet in area and 8 feet in height. The signs will be monument type signs. Parking lot lighting shall be designed and located in such a manner so as not to disturb the scenic appearance of the corridor. Lighting will be directed to the parking areas and not reflected to adjacent parcels. No overhead utilities shall be constructed within 100 feet of the Chenal Parkway right-of-way. 8. Analysi The St. Margaret's site is a 10.8 acre tract presently zoned R-2 for which a conditional use permit is being requested. The building will be constructed in three separate phases, 2 January 4, 1994 ITEM NO.: 16 Continued} FILE NO.: Z-5773 with the end result being a single building physically connected by a central lobby area, constructed as follows: Phase z - a two-story building with education and administrative offices on the first floor and a multipurpose space on the second floor. The primary use of this space will be for worship, but will be designed to allow for dining and meeting space. The 4,800 square foot area will accommodate 400 people for worship and 320 people for dining. The total square footage for Phase I is 28,552 square feet. Due to the slope of the site, both levels will have grade level access and the facility will be designed to accommodate ADA standards. Phase II - this two-story building will accommodate additional administrative and educational spaces on the first floor and a worship area on the second floor. The worship area will seat 1,000 people. Due to the slope of the site, both levels will have grade level access and will be designed to accommodate ADA standards. Once this phase is complete, Phase I will become a formal fellowship hall with educational space. Phase III - this building addition will be a two-story open space to be used as a less formal multipurpose building. This space will be designed to accommodate recreation and fellowship. Again, the site allows multilevel ground access and will be designed to accommodate ADA standards. The exterior of all three phases will be designed to compliment the existing country club and office facilities for Chenal Valley with an emphasis on using natural stone. The parking lot will be constructed in two phases as the building phase program develops. The parking will be terraced and will run with existing contours where possible. 9. Staff Recommendation. Staff recommends approval of this application subject to compliance with the City's Landscape and Buffer Ordinances and compliance with the City Engineer and Utility Comments. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 9, 1993) Joe White and Don Johnson were present representing St. Margaret's Episcopal Church. Staff presented the item and outlined the City Engineer, Utility and Landscape/Buffer Comments noted above. Several other items were noted and discussed as follow: r ,January 4, 1994 ITEM NO.: 16 (Continued) FILE NO.: Z-5773 1. A letter of agreement between the developer of Chenal Valley and the Episcopal church regarding the construction of the arterial street north of the church site must be provided. 2. Details are needed on the proposed signage plan to comply with the Chenal Overlay Ordinance. 3. A lighting plan is needed for the parking lot and driveways to comply with the Chenal Overlay Ordinance. 4. Details are needed on the proposed bell tower; specifically if a carillon or bells are proposed. 5. Details must be provided on the temporary access at the north perimeter and the median cut on Chenal Parkway. 6. Details must be provided on the proposed day care/kindergarten. Mr. Johnson stated that a revised site plan would be developed incorporating all items noted and that information would be forthcoming on other issues. Mr. White stated that the proposed temporary access on the north perimeter would be included in the site plan and the letter of agreement regarding the adjacent arterial street would be provided. It was determined that it was appropriate to tie the construction of the adjacent arterial street to Phase II of the development. Further discussion then followed on the City Engineer Comment regarding the requirement of a third lane on Chenal Parkway and on the Chenal Parkway standards in general. The Committee agreed that the adjacent single family residential properties need to be adequately screened from the church site through the use of landscaping and the land use buffer. After further discussion, the Committee then forwarded this item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (JANUARY 4, 1994) Don Johnson was present representing St. Margaret's Episcopal Church. There were no objectors present. Staff presented the item and informed the Commission that the applicant had submitted information to address all outstanding issues, specifically: a. The Landscape and Buffer Ordinances will be met or exceeded. 4 -January 4, 1994 ITEM NO.: 16 (Continued) FILE NO.. Z-5773 b. All utility comments will be complied with. C. All signage and lighting will comply with the Chenal Overlay Ordinance. d. There will be no carillon or bells associated with the bell tower. e. when Phase 2 is developed, a permanent access will be provided if the arterial street to the north has been completed. If at this time the street is not completed, then a temporary access to Chenal Blvd. will be provided, which then will become permanent once the street is built. f. The proposed day care/kindergarten is to operate Monday through Friday from 8:00 to 5:30 and will accommodate 71 children, ages infant to kindergarten. The letter from Deltic Farm and Timber Company, Inc. agreeing to construct the arterial street north of the church site had been received. Deltic does not want to tie the construction of the street to a particular phase of the church development. A deferral is to be requested from the Board of Directors. A 24 foot wide access drive to Chenal Parkway will be constructed on the north perimeter of the site with Phase 2. This driveway will be abandoned when the arterial street is constructed and a permanent access to the arterial street is built. Jerry Gardner, of the City Engineer's Office, addressed the Commission. He stated that a study of the Master Street Plan was taking place specifically regarding Chenal Parkway. Mr. Gardner stated that a new classification of "Parkway" was being considered which would reduce the right-of-way and lane requirement for this portion of Chenal Parkway. Based on this, Mr. Gardner stated that the City Engineer's Office was no longer asking for the construction of the additional lane on Chenal Parkway. The Commission determined that there were no other outstanding issues, and placed this item on the Consent Agenda for approval as recommended by staff. The vote was 7 ayes, 0 noes and 4 absent. 5