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HomeMy WebLinkAboutZ-6114-A Staff AnalysisJune 26, 1997 ITEM NO.: 11 FILE NO.: Z -6114--A NAME: LOCATION• OWNER/APPLICANT• PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Bethel Primitive Baptist Church - Conditional Use Permit 10,912 Chicot Road Bethel Primitive Baptist Church A conditional use permit is requested to allow for the expansion of an existing church building and parking area. The property is zoned R-2. The existing church site is located on the west side of Chicot Road, approximately 1/4 miles south of Mabelvale Cut -Off. 2. Compatibility with Neighborhood: This property is located in an area primarily zoned R-2 and comprised mainly of single family residential uses. The properties to the north and west of this site contain single family residences with one commercial building immediately north on Depriest Road. Chicot Elementary School is located immediately south of this site. There is some vacant land east of this site (across Chicot Road), with single family residences further east. The proposed expansion of the church building should be compatible with the neighborhood - The Legion Hut Neighborhood Association was notified of the public hearing. 3. On -Site Drives and Parking: Access to the site will initially be gained by utilizing the existing gravel driveway. A new access drive will be located outside the floodway and constructed within 24 months. The old driveway will be phased out. The church is nonconforming in its relationship to parking, given the fact that the church was built over June 26, 1997 SUBDIVISION .. 11 (Cont. FILE NO.: Z -6114-A 25 years ago and has no off-street paved parking spaces. There is a small gravel parking lot on the south side of the church building. The proposed increase in the church's seating capacity from -40 to 160 -will require 30 -new paved parking spaces. There is ample space within the proposed new parking area to satisfy this requirement. The applicant is requesting a 24 -month deferral in paving the parking lot and the driveway. 4. Screening and Buffers: Areas set aside for buffers meet and exceed ordinance requirements. Curb and gutter or another approved border are required to protect landscaped areas from vehicular traffic and gravel. Screening of this site from adjacent residential properties to the north and west is a requirement. This screening may be in the form of a six foot high opaque wood fence with its face side directed outward or dense evergreen plantings. Placement of the screening may need adjustment in order to not obstruct the floodway. This site must comply with minimum Landscape Ordinance requirements. 5. Public Works Comments: 1.A grading permit and development permit for- special flood hazard area are required prior to construction, dedicate easement for floodway. 2. Relocate driveway out of floodway with construction of future parking. 3. This is a principal arterial on Plan, dedication of right-of-way 55 feet from centerline will be permit. 4. Construct % street improvements lieu fees for construction. the Master Street for Chicot Road is required prior to or contribute in - 5. Stormwater detention ordinance applies to this property. 6. Chicot Road has a 1995 average daily traffic count of 6500. 7. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. E June 26, 1997 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6114-A 8. Contact the USAGE -LRD for approval prior to start of work. 6. Utility and Fire Department Comments: Fire Department - show location of fire -hydrants. 7. Staff Analysis: The applicant is requesting a conditional use permit to allow for the construction of a new church sanctuary and parking lot on this existing 4 acre church site at 10,912 Chicot Road, which is zoned R-2. The applicant is also requesting a 24 -month deferral in the paving requirements for the driveway and parking lot. This conditional use permit was submitted for Planning Commission review approximately one year ago. The applicant had to withdraw the application in order to work out floodway issues associated with this property. The church has been working with Public Works and has defined the floodway (as noted on the site plan) and worked out the floodway issues. The site currently contains a small church building with a seating capacity of approximately 40 people. The church has existed on this site for over twenty- five years. The church building sits approximately 500 feet back from Chicot Road and has a small gravel parking lot on its south side. There is also a small out -building on the site which serves the church as a kitchen and for social events. When construction is complete, this out -building will be torn down and removed. The church will move the existing church building out of the floodway. The church proposes to construct a new 38 foot by 74 foot church sanctuary, with a seating capacity of one hundred and sixty (160). The new sanctuary will be built on the east side of, and attached to, the existing building. The existing building will become the kitchen and dining area for the new church building. The proposed increase in the church's seating capacity (from 40 to 160) will require 30 new paved parking spaces. The applicant is proposing a new parking lot on the north side of the new sanctuary. The new parking lot will accommodate approximately 48 vehicles. The driveway will be relocated to the area out of the floodway. The church is requesting a 24 month deferral in paving the new parking area and new driveway. 3 June 26, 1997 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6114-A The applicant is also requesting a five (5) year deferral in completion of half principal arterial street improvements to Chicot Road. Public Works Staff has indicated that they can support this deferral request with the exception of the sidewalk. An in -lieu contribution will need to be made for the sidewalk, as a public sidewalk construction project is planned for this area. The applicant has also agreed to dedicate the appropriate right-of-way (55 feet from centerline) for Chicot Road. All signage will comply with City ordinance requirements. Any site lighting must be low level and directed away from adjacent parcels. With proper screening of the residential areas to the north and west, the proposed church expansion should not have an adverse impact on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of this application subject to the following conditions: 1. Compliance with the Screening and Buffer Comments 2. Compliance with the Public Works Comments 3. Compliance with the Fire Department Comments 4. Staff recommends approval of the 24 -month deferral of paving requirements for the new parking lot and driveway. 5. Staff recommends approval of the five (5) year deferral for half street improvements to Chicot Road, with the exception of the sidewalk. 6. Public Works recommends that an in -lieu contribution be made for the sidewalk along Chicot Road. SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997) Charles Holladay was present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, reviewed his comments with the Committee. He indicated Public Works support of the requested deferral of street improvements. Bob Brown, Site Plan Review Specialist, noted that the site needs to comply with minimum landscape ordinance requirements. 4 June 26, 1997 SUBDIVISION ITEM NO.: 11 Cont. FILE NO.: Z -6114-A Staff reviewed the deferrals requested for paving and street improvements. After a brief discussion, staff accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (JUNE 26, 1997) Connie Watson, of Bethel Primitive Baptist Church, was present, representing the application. Staff presented the application with a recommendation of approval as noted. There was one person present with concerns. David Scherer, of Public Works, addressed the Commission. He stated that the floodway issues associated with this property had been resolved and Public Works was comfortable with the application. He stated that the church would make an in -lieu contribution for the public sidewalk project. A. J. Skardia addressed the Commission with floodway concerns. He stated three (3) conditions he would like to see with the proposed development: 1. A 60 -inch culvert under the new driveway. 2. The existing drainage area made wider and deeper. 3. The new driveway not to interfere with the existing drainage area. David Scherer stated the following: 1. The culvert required by the City will accommodate the water runoff in the area. He was unsure as to the size of the culvert. 2. - Work may be done in the floodway area to improve it as approved by the Corps of Engineers. The church will dedicate the floodway. 3. The new driveway will parallel the floodway area and not interfere with it. After a brief discussion, a motion was made to approve the application as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5