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HomeMy WebLinkAboutZ-5960 Staff AnalysisApril 4, 1995 ITEM NO.: 14 FILE NO.: Z-5960 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Tabernacle of Refuge Church - Conditional Use Permit 10215 West 36th Street Linsley Family/Tabernacle of Refuge Church; Ronald Bailey, Pastor A conditional use permit is requested to allow for the phased construction of a church and related facilities on this R-2 zoned, 10± acre site. No additional ancillary activities such as a private school or day-care center are proposed. A variance is requested to allow for a building height of 45 feet. The proposed church site is located on the south side of West 36th'St-reet, just west of its intersection with Dover Drive. -2. Compatibility with Neighborhood The zoning in the immediate vicinity is primarily R-2 and an area of single family residences extends east of this site. From this property and extending west to Shackleford Road, the uses are more varied. The property adjacent to the west is occupied by a church and beyond that, to the southwest, is a large mobile home park. Several institutional uses are located on the north side of West 36th Street including a large church, the Cerebral Palsy Rehabilitation Center and the Our Way complex. This site is located on a minor arterial street and the site plan provides for adequate separation from adjacent single family property. The proposed use should be compatible with the neighborhood. 3. On -Site Drives and Parkin The proposed sanctuary will have a total seating capacity of 400 persons, requiring 100 on-site parking spaces. The applicant proposes to provide 100 on-site parking spaces, four of which are designated for handicap accessibility. April 4, 1995 SUBDIVISION TTEM NO.: 14 (Cont.) FILE NO.: Z-5960 4. Screenin and B�ffexs Compliance with the City's Landscape and Buffer Ordinances is required. A 6 foot tall opaque screen is required along the eastern and western perimeters of this site, where adjacent to residentially zoned properties. The residentially zoned property adjacent to the west is also occupied by a church and any screening on this perimeter would be impractical. Staff recommends a waiver of the screening requirement on the western perimeter where adjacent to the other church site. 5. City Engineer Comments a. Dedicate right-of-way for 1/2 of 90 foot minor arterial ROW. A drainage easement for the 36 inch stormwater drain crossing 36th Street will be required. Dedication of floodway as easement will be required. b. Construct 1/2 of a 60 foot minor arterial street. Provide sidewalk and concrete driveway apron. C. Stormwater detention and boundary survey requirements will be required. d. A sketch grading and drainage plan meeting the requirements of Section 29-186 is required before construction. A grading permit is required. A development permit is required for Flood Hazard Area. A 25 foot floodway setback adjacent to the floodway is required. 6. utility Comments On site fire protection may be required. Contact Little Rock Fire Department. 7. Analysis The applicant requests a conditional use permit to allow for the phased construction of a church and related facilities on this R-2 zoned, 10± acre site. The first phase of the project consists of construction of a single building containing a 400 seat sanctuary and associated uses such as classrooms and church offices. A 100 space parking lot will be built with Phase I. The second phase involves the construction of an addition providing additional classroom space and a fellowship hall/family life center. No time frame has been established for the implementation of the second phase. April 4, 1995 SVBDIVZSION ITEM NO.: 14 (Cont.) FILE NO.: Z--5960 No ancillary activities such as a day-care center or private school are proposed in either phase. The subject property is 1,320 feet deep, however, much of the southern portion of the site is located in the floodplain/floodway and is unusable. The applicant proposes to develop the portion of the site located closest to West 36th Street. Even so, the building will be located over 200 feet south of the street and well away from any nearby single-family residential property. There are several other institutional uses located along this portion of West 36th Street, including two other churches, the Cerebral Palsy Rehabilitation Center and the Our Way complex. The applicant has submitted a site plan which provides landscaping and buffering exceeding ordinance requirements. Staff believes the proposed church is a reasonable use for this site and supports the application. 8. Staff Recommendation Staff recommends approval of the application subject to the following conditions: a. Compliance with the utility and the City Engineer's Comments b. Compliance with the City's Landscape and Buffer Ordinances C. Any lighting proposed for the parking lot and driveways must be low-level and directional, aimed away from adjacent residential properties. Staff recommends approval of the requested height variance to allow a building height of 45 feet. Staff also recommends that the screening requirement on the western perimeter be waived since the adjacent property is also occupied by a church. SUBDIVISION COMMITTEE COMMENT: (MARCH 16, 1995) The applicant, Ronald Bailey, was present. Staff presented the item and outlined the Landscaping, Utility and City Engineering Comments noted above. David Scherer, of the City Engineer's Office, discussed the required street improvements and floodway/drainage easement r April 4, 1995 8 ITEM NO.: 14 Cont_ FILE NO.: Z-5960 dedications. The applicant was advised to meet with the City Engineer's staff to further discuss the details of these issues. The applicant asked about the possibility of deferring the required street improvements to allow for funds to be raised to cover the cost of building the street. He was advised to discuss the options associated with the required street improvements with the City Engineer's staff. The applicant was advised to provide details on any proposed signage and parking lot lighting. The Committee determined that the requested 10 foot height variance would not impact adjacent properties due to the distance that the building is located from any property lines. The Committee also agreed that the screening requirement on the western perimeter should be waived since the adjacent property is also occupied by a church. The Committee determined that there were no other outstanding issues and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (APRIL 4, 1995) The applicant, Ronald Bailey, was present. There were no objectors present. Staff presented the item and informed the Commission that there were no outstanding issues. Staff added the recommendation that signage be limited to that allowed in office and institutional zones. The item was placed on the Consent Agenda and approved subject to the following conditions: a. Compliance with the Utility and City Engineers comments b. Compliance with the City's Landscape and Buffer Ordinances C. Any lighting proposed for the parking lot and driveways is to be low-level and directional aimed away from adjacent residential properties. d. Signage is to be limited to that allowed in office and institutional zones. The Commission also approved the requested height variance of 45 feet and waived the screening requirement on the western perimeter. The vote was 9 ayes, 0 noes, 1 absent and 1 abstaining (Willis). 4