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HomeMy WebLinkAboutZ-6251 Staff AnalysisFebruary 20, 1997 ITEM NO.: 15 FILE NO.- Z-6251 NAME: LOCATION- OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: Highland Valley United Methodist Church - Conditional Use Permit 15524 Chenal Parkway Highland Valley United Methodist Church/Randy Murphy A conditional use permit is requested to allow for the following additions to the existing church site (zoned R-2): 1. A 12,000 square foot classroom building addition 2. A 1,200 square foot addition to the existing activities building. 3. A 20 foot by 30 foot maintenance building 4. Parking lot addition 5. Fenced playground area The existing church site is located on the north side of Chenal Parkway at Kanis Road. 2. CoM2atibility with Neighborhood: This general area surrounding the church contains a mixture of residential, office and commercial zoning. The site immediately east of the church is zoned 0-3 and is currently vacant. The property west of the church is zoned 0-2 and contains a non -conforming plant nursery/landscape business. There is commercial zoning and uses further to the west. The vacant properties immediately north of the church are zoned MF -18, 0-3 and C-2. One Source Home Center is located across February 20, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6251 Chenal Parkway on the east side of Kanis Road and a large vacant R-2 zoned tract is located on the west side of Kanis Road. The proposed expansion of the existing church facility should not have an adverse effect on the surrounding properties. 3. On --Site Drives and Parking: Access to the site is gained by utilizing two drives from Chenal Parkway. No new drives are proposed at this time. The church has a seating capacity of 300 persons. This requires 60 parking spaces (1 parking space per 5 seats for churches constructed prior to November 1, 1988). The site currently contains 110 parking spaces. The church will add 24 additional spaces with this development for a total of 134 parking spaces. 4. Screening and Buffers: The proposed parking lot expansion will be required to have curb and gutter or another approved border to protect landscaping from vehicular traffic and to be landscaped in compliance with Landscape Ordinance requirements. 5. Public works Comments: 1. Grading permit will be required on this new development, if it disturbs more than one acre. 2. Stormwater detention ordinance applies to this property. 3. All driveways shall be concrete aprons per City Ordinance. 4. Chenal Parkway is to be a four lane divided parkway according to the Master Street Plan. All driveways are to be constructed to a standard with 300 foot spacing and deceleration lanes. Right- of-way required is 55 feet from centerline. A sidewalk is required on the frontage per City Ordinance. Existing street is four lanes without a median and no sidewalk. Recommend in -lieu contribution for improvements equal to 15% of the cost of planned improvements. 5. Chenal Parkway has a 1995 average daily traffic count of 11,000. 2 February 20, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: 2-625. 6. utility and Fire Department Comments: L.R. Fire Department - Contact Fire Marshall's Office regarding turn-arounds for fire trucks and placement of fire hydrants. Southwestern Bell - A 10 foot easement is requested along the east property line. L.R. Wastewater - Sewer main extension required with easements. L.R. Water Works - The Fire Department needs to evaluate site to see if additional public and/or private fire hydrants will be required. A water line crossing from the south side of Chenal Parkway may be needed. Contact the Water Works if additional domestic water is needed. AP&L - A 15 foot utility easement requested. Contact utility for details. 7. Staff Analysis: The applicant, Highland Valley United Methodist Church, is requesting a conditional use permit to allow the following additions to the existing R-2 zoned church site: 1. A 12,000 square foot classroom building addition. 2. A 1,200 square foot addition to the existing activities building. 3. A 20 foot by 30 foot maintenance building. 4. A 24 -space parking lot addition. 5. A fenced playground area. The Highland Valley United Methodist Church has existed on the site since prior to the property's annexation on May 19, 1987. Therefore, the existing church use is classified as non -conforming. The church has the typical hours of operation associated with a church; weekend and occasional week night activities. The church also has an existing mother's day out program. The existing church site contains four (4) single story buildings; a sanctuary building, an activities center building, a multipurpose building and an old frame church building. The old church building will be removed with this development. The small chapel section of this old 3 February 20, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6251 building will be relocated just north of the north parking area. All buildings exceed the minimum setbacks required by ordinance. The two-story classroom addition will be made to the west side of the existing multipurpose building. The one- story activities center addition will be made to the north side of that existing building. The 20 foot by 30 foot maintenance building will be of prefabricated metal construction and placed north of the north parking area. The proposed building additions and new maintenance building also exceed the minimum setbacks required by ordinance. A new fenced playground area will also be added north of the north parking area, next to the proposed maintenance building and the relocated chapel. The playground will serve the church's existing mother's__yr d_aut pr�ra�p �cl Sunday School programs,. The church is not proposing a day care center use, The church is also requesting to add 24 additional parking spaces immediately west of the existing multipurpose building. This will bring the total number of parking spaces on the site to 134. This is more than double the amount of parking required by ordinance. No site lighting is proposed with this development. The church has indicated that it will abandon its current septic field sewer and connect to the city sewer system. If the church decides to continue the use of the septic field sewer, a letter of certification from the county sanitarian will be required. No additional signage is proposed with this development. However, according to the site plan, the existing ground mounted sign is bisected by the front property line. According to the Zoning Ordinance, Section 36-553(b), freestanding signs shall have a minimum setback of 5 feet from any property line or vehicular public right-of-way. This sign needs to be relocated to comply with the ordinance. The church is requesting a deferral of the 15% in -lieu contribution for Chenal Parkway improvements and a deferral of the required sidewalk along the Chenal Parkway frontage until the next phase of the church's expansion, which will be construction of a larger sanctuary. Public works recommends approval of the deferral request until the construction of the new sanctuary, development of adjacent property, or a maximum of three (3) years, whichever occurs first. 4 February 20, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-6251 Given the mixture of zoning and uses in this area, the proposed additions to the existing church facility should not have an adverse effect on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the conditional use permit, subject to the following conditions: 1. Compliance with the Screening and Buffer Comments 2. Compliance with the Public Works Comments 3. Compliance with the Utility and Fire Department Comments 4. Relocation of the existing ground -mounted sign to comply with city ordinance requirements. 5. Staff recommends approval of the request for deferral of in -lieu contribution for Chenal Parkway improvements and deferral of sidewalk construction along Chenal Parkway frontage. The deferral will be until construction of the new sanctuary, development of adjacent property or a maximum of three (3) years, whichever occurs first. SUBDIVISION COMMITTEE COMMENT: (JANUARY 30, 1997) Art Kelly was present, representing the application. Staff gave a brief description of the proposal. David Scherer, of Public Works, discussed his comments with the Committee. There was a brief discussion concerning the right-of-way, in -lieu contribution and sidewalk required for Chenal Parkway. After a brief general discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (FEBRUARY 20, 1997) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as 5 February 20, 1997 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-5251 recommended by staff. A motion to that effect was made. The motion was passed by a vote of 11 ayes and 0 nays.