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HomeMy WebLinkAboutZ-6694 Staff AnalysisJuly 8, 1999 ITEM NO.: 15 FILE NO: Z-6694 NAME: Little Rock Bible Chapel - Conditional Use Permit LOCATION: 1601 Reservoir Road OWNER/APPLICANT: Brian & Rebecca Brown/John Heller PROPOSAL: To obtain a conditional use permit for a phased master plan to use an existing residential single family house for a church, with later expansion through a phased plan on property zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is on the east side of Reservoir Road just north of Reservoir Court. 2. COMPATIBILITY WITH NEGHBORHOOD: This site is Zoned R-2, Single Family Residential, and is surrounded on all sides by R-2 zoning. The property is bounded on the north by a creek and then a narrow area designated "Open Space." To the south and across Reservoir to the west are single family houses. There is vacant, tree covered property to the east. A little further south along the west side of Reservoir is a school, and to the north, also on the west side, about 0.2 mile is a church. There are also many apartment complexes all along Reservoir. There is quite a bit of space on this 2.1 acres for the church, even in the proposed expanded size, to exist here without being very close to any of the surrounding housing areas. Other than an infrequent noticeable influx of traffic at the times services end, Staff does not believe this use would have a large adverse impact on the neighborhood. The Sturbridge Neighborhood Association was notified of the Public Hearing. July 8, 1999 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6694 3. ON SITE DRIVES AND PARKING: This site has one existing gravel driveway that serves as its only access. The entrance -to that driveway would be paved to the edge of the right-of-way as part of Phase One. Phase One consists of moving into the existing house with no building construction. Phase Two consists of additions to the house and would require the driveway and all parking areas to be paved. Parking requirements are exceeded. -Parking for churches is based on the seating capacity of the main sanctuary or meeting room at a rate of one parking space for every four seats. Initial seating in Phase One is expected to be about 25, requiring six parking spaces with one being handicapped accessible. The site plan shows eight spaces, one being handicapped accessible. Future plans are for up to a 150 seating capacity with 37 spaces shown on the plan. That matches the required 37 spaces, two being handicapped accessible. 4. SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet with ordinance requirements. The proposed screening must also extend along the eastern perimeter of the site. The City Beautiful Commission recommends preserving as many existing trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving. trees of six inch caliper or larger. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. 5. PUBLIC WORKS COMMENTS: a. Reservoir is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. b. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these including 5 foot sidewalks with planned 2 July 8, 1999 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6694 development. This involves remainder of Reservoir widening including bridge widening with future phases, but is subject to Planning Commission and Board approval of a deferral. c. Plans of all work in right-of-way shall be submitted for approval prior to start of work. d. Stormwater detention ordinance applies to this property. e. Traffic count for Reservoir Road was 8,000 in 1997. f. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. g. Dedicate regulatory floodway to City. h. Existing topographic information at maximum five foot contour interval base flood elevation is required. i. A Sketch Grading and Drainage Plan per Sec. 29-186(e) is required. j. A Grading Permit per Sec. 29-186(c) and (d) is required. k. A Grading Permit for Special Flood Hazard Area per Sec. 29-186(b) is required. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: An acreage charge of $150 per acre applies in addition to normal charges. Contact the Water Works regarding meter size(s) and location. The L. R. Fire Department needs to determine whether additional fire hydrant(s) are needed. If the property to the east is developed, there are some water mains in that area that should be located to determine whether they would restrict development. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: No comments received. Entergy: No comments received. Fire Department: Approved as submitted. CATA: Bus service is not currently provided to this site. 3 July 8, 1999 SUBDIVISION ITEM NO.: 15 (Cont. 7. STAFF ANALYSIS: FILE NO.: Z-6694 The applicant is requesting a conditional use permit for a three phase master plan to use a 2.1 acre site for a church of about 25 members initially. In Phase One the applicant plans to use the existing residential single family house. Later the applicant plans to expand the size of the existing house through a phased expansion plan to eventually be able to seat a maximum of 150 people. Phase One is to move into the existing house with no changes to the exterior, add six parking spaces bringing the total to eight, and pave just the end of the access driveway from Reservoir to the edge of the right-of-way, leaving the rest of the driveway gravel. Phase Two would add 1500-2000 square feet to the southwest corner of the house, pave the entire driveway, make the street improvements, and add 29 paved parking spaces. Phase Three would add additional classroom space on the west side of the house. The site meets most siting requirements, including setbacks, parking, and buffers. The only deficiency is in screening along the east property line. There is an additional 2.8 acres behind this property which the church would have to provide an access easement for unless some other access is available. The applicant has requested a deferral of street improvements and to paving the entire driveway until they apply for the building permit for Phase Two. They would pave the entry apron from Reservoir to the edge of the right-of-way in Phase One. Staff supports this request. Staff believes this is a reasonable use of this property and should be compatible with the neighborhood. 8. STAFF REMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with Public Works Comments. b. Comply with the City's Landscape & Buffer ordinances. c. All exterior lighting must be directed downward and 4 July 8, 1999 SUBDIVISION ITEM NO.: 15 (Cont. ) FILE NO.: Z-6694 inward to the property and not towards any residential area. d. Provide an access easement to the property behind to the east of this site if no other access exists. e. Provide a concrete apron for the driveway from Reservoir to the east edge of the right-of-way in Phase One. Staff also recommends approval of the deferral of paving and street improvements until Phase Two, or 5 years whichever occurs first. SUBDIVISION COMMITTEE COMMENTS: (June 17, 1999) Phil Moffitt and Righard Vogan were present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments and the request for deferral for street improvements. Staff and the Committee members reviewed with the applicant the screening, original east side setback deficiency, status of the property behind to the east of this site, and parking requirements. There being no further issues, the Committee accepted the proposal and forwarded the item on to the full Commission for final resolution. PLANNING COMMISSION ACTION: (JULY 8, 1999) Phil Moffitt was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation." Staff also recommended approval of the deferral of paving of the driveway and parking within the property, and approval of deferring street improvements including the sidewalk until Phase Two or 5 years, whichever comes first. The item was placed on the Consent Agenda and approved as recommended by Staff. The vote was 10 ayes, 0 nays, and 1 absent. 5