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HomeMy WebLinkAboutZ-6053-A Staff AnalysisFebruary 20, 2003 ITEM NO.: 3 FILE NO.: Z -6053-A NAME: Crystal Hill Baptist Church — Revised Conditional Use Permit LOCATION: 18823 Crystal Valley Road OWNER/APPLICANT: Crystal Hill Baptist Church/Larry Ballard, Pastor PROPOSAL: A conditional use permit is requested to allow for construction of a new church sanctuary on this existing, R-2 zoned, 20t acre church site. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The property is located on the south side of Lawson Road, at its intersection with Crystal Valley Road. The project is located outside of the corporate city limits but within the City's zoning jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a rural area characterized by large areas of undeveloped, wooded property and single family homes on larger tracts. Across Lawson Road, north of this site, an office use occupies an 0-3 zoned tract. A large area of undeveloped 0-2 zoned property is located farther north. A variety of intensive industrial uses, including a quarry operation, are located on 1-2 and 1-3 zoned properties to the northeast. The existing church building and a small cemetery are located across Crystal Valley Road to the east. The proposed new sanctuary is to be built on a large tract currently home to the church's multipurpose building. Allowing the proposed new sanctuary to be constructed should not affect the church's continued compatibility with the neighborhood. As required for a church of this proposed size, all owners of property located within 500 feet of the site were notified of both an on-site meeting hosted by the church and of the commission hearing. Notice was also sent to SWLR United for Progress and all residents within 300 feet who could be identified. 3. ON SITE DRIVES AND PARKING: New parking is proposed to wrap-around the new sanctuary building. No new curb cuts are proposed. Access to the new parking will be via the existing parking lot which takes access off of Crystal Valley Road. February 20, 2003 ITEM NO.: 3 (Cont.) FILE NO.: Z -6053-A Churches are required to provide one on-site parking space for every four seats in the principal assembly area. This new sanctuary is proposed to have a seating capacity of 625 persons; requiring 156 on-site parking spaces. 205 new parking spaces are shown. An additional 30 spaces are shown as future parking. 18 of the parking spaces are designated as handicap accessible. 4. SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet and exceed ordinance requirements for the most part. However, the proposed long row of parking along the western perimeter will need to be broken up with a couple of interior landscape islands of at least 300 square feet in area. And, of course, the Outer Loop Road dedication will protrude over into existing buffer and landscape areas. A six (6) foot high opaque screen, either a wall, a wooden fence with its face side directed outward or dense evergreen plantings, is required to help screen this property from the properties to the south, east and west. Credit toward fulfilling this requirement can be given for existing trees and undergrowth that provide the year -around screening necessary. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. Lawson Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Crystal Valley is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 3. Public Works would support a waiver of Master Street Plan construction at this location for this project. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comment. Entergy: No Comments received. Reliant: No Comments received. 2 February 20, 2003 ITEM NO.: 3 (Cont.) FILE NO.: Z -6053-A Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water regarding meter size needed.: _ The Fire Department having jurisdiction needs to evaluate this site to determine whether the proposed fire hydrant location is the site where -a hydrant will be required. Additional fire hydrant(s) will be installed at the Developer's expense. The main shown in Lawson Road is an 8 - inch main. There is also a 12 -inch main on the southerly side of Crystal Valley Road. 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: On-site fire hydrants will be required. County Planning: No Comments received. Contact County Planning. CATH: Site is located outside of CATA Service Area. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 2003) The applicant was present. Staff presented the item and noted additional information was needed on the building; height, roof pitch, exterior treatment, square footage and specific uses. Staff asked if there would be a steeple or other architectural element extending above the roof. Staff asked the applicant to submit a signage plan and to show the dumpster location and fencing. It was noted that the church was required to do expanded notification and to hold a neighborhood meeting as per section 36-107(14). The applicant responded that the initial notices had gone out and a meeting would be held. Public Works and Landscape Comments were noted. The applicant responded that all required right-of-way had previously been dedicated. He was directed to meet with Public Works staff to address that issue. The applicant stated the plan would be revised to show landscaping and existing wooded areas to be preserved. The applicant was advised to submit responses to staff issues no later than noon, Wednesday February 5, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS.- Crystal NALYSIS: Crystal Hill Baptist Church's sanctuary is currently located on the southeast corner of Lawson and Crystal Valley Roads. The church has a large, multipurpose building located on a 20t acre tract across Crystal Valley Road. The multipurpose building was approved under a conditional use permit several 3 February 20, 2003 ITEM NO.: 3 Cont. FILE NO.: Z -6053-A years ago. The church now proposes to construct a new sanctuary building on the 20 acre tract, adjacent to the multipurpose building. The new 26,689 square foot building will contain offices, classrooms and a 625 seat sanctuary. The building will have a height of 40'4" and will be topped with a steeple extending: . 40'5" above the roof ridge. No activities such as a day care or private school are proposed. The building's exterior treatment will consist of brick, E.I.F.S., baked enamel metal siding or vinyl. The roof is to have a 5/12 pitch and roofing material is interlocking baked enamel metal. A 205 space parking lot will be built in conjunction with the new sanctuary. Thirty (30) additional parking spaces are indicated as "future parking", to be constructed, if needed. A new, 10' wide by 4' high (40 square feet) ground -mounted sign will be placed near the corner of Lawson and Crystal Valley Roads. At its closest point, the sanctuary is some 200 plus feet from the nearest property line. Existing trees and undergrowth provide screening along the south and west perimeters. Required landscaping will be installed around the new, paved parking lot to comply with ordinance requirements. On February 5, 2003, the applicant submitted a revised site plan and responses to staff issues raised at the Subdivision Committee meeting. To staff's knowledge, there are no unresolved issues. It appears the required right-of-way dedication for Lawson Road and the Outer Loop occurred at the time of the previous conditional use permit. As required by Section 36-107(14), the church held at public hearing on February 4, 2003 at 7:00 p.m. There was no opposition voiced to the proposed new sanctuary. Staff is supportive of the proposed conditional use permit. The church has been a part of this neighborhood for many years. Allowing the new facility to be constructed on this 20+ acre site should not affect the church's continued compatibility with the neighborhood. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. All site lighting is to be low-level and directional, aimed into the site. 3. Required screening is to be placed around the dumpster. 4. The proposed new ground -mounted sign is to be relocated out of the dedicated Outer Loop right-of-way or a franchise must be obtained. 2 February 20, 2003 ITEM NO.: 3 (Cont.) FILE NO.: Z -6053-A Staff recommends approval of the variances to allow a building height of 40'4" and a steeple height of 40'5" above the roof ridge. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2003) The applicant was present. There were no objectors present. One letter of support had been received from Southwest Little Rock United for Progress. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff recommended approval of the requested building height and steeple height variances. There was no further discussion. The item was placed on the Consent Agenda, including the variances, and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 5