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HomeMy WebLinkAboutZ-5781-A Staff AnalysisAugust 7, 2003 ITEM No- 12 NAME: LOCATION: OWNER/APPLICANT F I LE NO.: Z-5781 -A St. James United Methodist Church Family Life Center — Conditional Use Permit 300 Pleasant Valley Drive St. James United Methodist Church/White-Daters and Associates, RPPY Architects PROPOSAL: A conditional use permit is requested to allow for construction of a multi -use facility (Family Life Center) on this vacant, R-2 zoned, 3.86 acre tract. The facility will be used for church activities as well as being available for use by Fulbright Elementary School. SITE LOCATION: The property is located on the north side of Pleasant Valley Drive, between the Jack Wilson Water Treatment Plant and Fulbright Elementary School; across the street from St. James United Methodist Church. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within an institutional node adjacent to and directly west of 1-430. The large, R-2 zoned tract to the east and north is occupied by the Jack Wilson Water Treatment Plant. Fulbright Elementary School, a partner in this project, occupies the R-2 zoned property to the west. St. James Church is located across Pleasant Valley Drive, to the south. A small office park is located beyond 1-430. The remainder of the surrounding neighborhood is residential in use and zoning; both single family and multifamily. The proposed use is compatible with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Pleasant Valley Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The facility contains 301 fixed seats in a bleacher pattern on one side of the basketball court/fellowship hall, 5 seats in a small chapel and 72 seats in a larger chapel. These 376 "fixed" seats would require 94 on-site August 7, 2003 ITEM NO.:12 Cont. FILE NC.: Z -5781-A parking spaces at 1 space for every 4 seats. The basketball court/fellowship hall area can be configured to accommodate 550 at tables or 850 for programs or worship services. Parking will exceed CLR parking requirements in this manner: 850 seats plus 796 across street is 1,646 divided by 4 = 412 spaces required. (This is assuming worship services are in progress simultaneously at both sites.) The new site will have 88 parking spaces and there are 428 existing spaces on the present site for a total of 516 church owned spaces. The church recently participated in the construction of 54 parking spaces at the adjacent Water Works Pleasant Valley Drive Entrance and 79 at the adjacent Fulbright School. These 133 plus 57 other spaces at Fulbright provide 190 spaces for weekend use by agreements. Using all spaces (706) and 1,646 persons, the parking ratio will be one space per 2.33 seats. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. Areas set aside for buffers and landscaping meet with ordinance requirements. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the northern, eastern and western perimeters of the site. Credit toward fulfilling this requirement can be given for existing wooden areas that fulfill this year -around screening requirement. A minimum of seventy (70) percent of the required land use buffer areas along the northern, eastern and western site perimeters are required to be property preserved. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Landscaped areas are required to be irrigated. Prior to obtaining a construction permit, it will be necessary to provide approved landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Extra credit toward fulfilling 2 August 7, 2003 ITEM NO.: 12 (ContJ. FILE NO.: Z -5781-A landscape ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. Existing right-of-way and street widths meet master street plan requirements at this location. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Install sidewalk ramps to the current ADA standards at all locations including the proposed pedestrian cross walk. 4. Appropriate signage, striping, and motorist warnings will be required for the pedestrian crossing. Contact Bill Henry, Traffic Engineering at 379-1816. 5. A grading permit in accordance with section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. Storm water detention ordinance applies to this property as indicated on the plans. 7. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Service available, not adversely affected. Entergy: Approved as submitted. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. 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. This fee will apply to all meter connections 3 August 7, 2003 ITEM NO.: 12 Cont. FILE NO.: Z-5781 including any metered connections off a private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private hydrants(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (JULY 17, 2003) Joe White and Fred Perkins were present representing the application. Staff presented the item and noted additional information was needed regarding building design and height, signage, site lighting, fencing, the proposed 70 -foot tall tower and the design and use of the boy scout building and pavilion. Staff noted that no bill of assurance had been submitted. Staff asked that the - applicant confirm the treatment of the areas along the street frontage and west of the building indicated as "undisturbed" areas. Staff noted that "undisturbed" implied no development was to take place in those areas and no trees or undergrowth were to be removed. The applicant responded that more details would be provided. Mr. Perkins noted that the proposed building would also be used by the school and it did not seem appropriate to have an undisturbed buffer between the building and the school. Staff responded that the site plan submitted by the applicant indicated the "undisturbed" area. Public Works and Landscape Comments were discussed. The applicant noted that a waiver of the requirement to install screening on the west and east perimeters would be requested since the property to the east was occupied by the water treatment plant and the school was located to the west. Staff noted that numerous telephone calls had been received about this issue. The applicant was advised to meet with area property owners and residents. The applicant was advised to respond to staff issues by July 23, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. n August 7, 2003 ITEM NO.: 12 Cont. FILE NO.: Z -5781-A STAFF ANALYSIS: Pleasant Valley United Methodist Church proposes to construct a multi -use facility (Fancily Life Center) on the vacant, 3.86 acre tract located on the north side of Pleasant Valley Drive across from the existing church site. The building will be used for church functions as well as being available for use by the adjacent Fulbright Elementary School. Paved pathways will connect the school and church site. The two-story building will contain a full size basketball court/fellowship hall, stage, spectator seating area, kitchen facilities, a small 24-hour/7-day prayer chapel (for up to 7 seats) and other support facilities on the ground floor. A second floor (not above the playing court/fellowship hall) will house a 72 seat chapel; 10-12 Sunday School classrooms, a computer distance - learning facility and a walking track around the court. The facility will be used on a daily basis from approximately 7:00 a.m. to 11:00 p.m. with an occasional all night use by youth groups. The main church facility across the street has one Saturday evening, four Sunday a.m. and Wednesday a.m. and p.m. services. One or more of these services will be moved to the new facility. The facility will also be used for church league sports; exercise programs; children, youth, adult and elderly programs; counseling; church fellowship dinners and Sunday School. The church is working with the Little Rock School District to make the facility available for use by Fulbright students; including the playing court, an assembly area for school programs and parent -teacher meetings and use of the distance learning facility. The building will be designed in a style that is complementary of the existing church facility. The exterior building materials will be brick and cast stone. The building will have a shingled mansard roof. The overall building height is 43 feet from ground floor to top of exterior caps. This slightly exceeds the allowable height in "R-2" of 35 feet. The tower on the west end of the building will have an overall height of 86 feet, including the steeple and a cross. This also exceeds the allowable height of 35 feet. Steeples are permitted to extend up to 70 feet (twice the allowable building height). An 88 space parking lot will be constructed on the site, taking access off of Pleasant Valley Drive via a single driveway. While the 88 spaces do not meet the on-site parking space requirement, the church owns or has right of usage of 706 parking spaces; which exceeds the parking requirement for the existing church and this facility combined. See the staff "drive and parking" analysis for further information. A wall mounted sign will be placed on the south wall of the building and a 64 square foot ground -mounted sign is proposed for placement on the front of the property, near the driveway. While no sign height has been submitted, staff 5 August 7, 2003 ITEM NO.: 12 (Cont.) FILE NO.: Z -5781-A would recommend that the structure be designed in a monument style not to exceed 6 feet in height. The plan also includes a 1,200 square foot, Boy Scout building to be located behind the facility and a 568 square foot pavilion to be located near the front of the site, between the facility and the school. The scout building will have a rustic residential appearance and be used for troop meetings and storage with occasional use by church youth groups. The pavilion can be used (by scheduling) by Fulbright School groups, Pleasant Valley Property Owners groups, church groups or as a rest stop for neighborhood walkers/bikers. The pavilion will be open air with roof (no utilities except power and light) with a charcoal grill. Depending on funding, the chapel tower, Scout building, covered drop-off and pavilion may be constructed as later phases. Site lighting will be placed around the site on 30 foot tall poles. Lighting will be shielded and directed downward. Fencing will only occur in two areas. A 6 foot wrought iron fence will enclose the terrace area (below the chapel) and a 6 foot chain-link fence will be installed on the north side of the building to secure the Scout building area. The "undisturbed" area along P.V. Drive has been changed to 30 ft. from 40 ft. The parking lot will remain at 40 ft. The church's description of "undisturbed" is as follows: All healthy trees (mature and young) will remain except for the installation of the entrance drive, sign, utilities, walks (existing and proposed) and an irrigation system. Undesirable underbrush will be removed and replaced and supplemented with ornamental and indigenous shrubs. The area designated "undisturbed natural area" between the building and the school has been changed to "natural area with trees" to remain. This area may contain a nature trail and be used by the Fulbright School for a nature study area or outdoor classroom. Landscaping requirements will be met or exceeded upon application of a building permit. The church asks for a variance of a required 6 ft. high opaque screen on the northern, eastern, and western boundaries for the following reasons: a. Central Arkansas Water has agreed that no opaque screen is needed on the eastern and north property line. b. The school does not want a screen or separation of the two properties since by agreement (St. James purchased their property from the School District) the school has use of the wooded and open space on the church property. 0 August 7, 2003 ITEM NO.: 12 (Cont. FILE NO.: Z -5781-A The current open space playground overlaps the church property. (See tree line on site plan.) c. St. James has helped fund the recent parking expansions at Fulbright and Central Arkansas Water and has use of these parking areas as initially described. The 3.86 acre tract is part of a two -lot subdivision that also includes the Fulbright Elementary site. This tract was purchased from the school district by the church. There is no bill of assurance prohibition against the proposed use. To staff's knowledge, there are no outstanding issues. The site is located within an institutional node that includes St. James Church, Fulbright School and the water treatment plant. A well landscaped street buffer area will enhance the view of the site from Pleasant Valley Drive. Staff supports the concept of shared use of the facility and grounds by the church and the school. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: Compliance with Staff comments and conditions outlined in Sections 4, 5 and 6 of this report; with variances as noted. 2. All site lighting is to be shielded downward and into the site. 3. Compliance with the approved site plan. 4. Signage is to be limited to a wall sign on the south side of the building and a single ground -mounted sign to be designed in a monument style not to exceed 64 square feet in area and 6 feet in height. Staff recommends approval of variances to allow reduced on-site parking, increased building height, increased tower height and a waiver of the screening requirement on the east, north and west perimeters; all as described in the staff analysis above. PLANNING COMMISSION ACTION: (AUGUST 7, 2003) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. 7 August 7, 2003 ITEM NO.: 12 (Cont. -L, FILL NO.: Z -5781-A The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. The application was approved.