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HomeMy WebLinkAboutZ-6857 Staff AnalysisJune 22, 2000 ITEM NO.: 14 FILE NO.: Z-6857 NAME: St. Paul United Methodist Church - Conditional Use Permit LOCATION: 9721 Pinnacle Valley Road OWNER/APPLICANT: St. Paul United Methodist Church of Maumelle / Fred Perkins PROPOSAL: To obtain a conditional use permit for a phased master plan for growth and development of the church facilities to include classrooms, parking, sanctuary expansion up to 340 seating capacity, and a family life center located at 9721 Pinnacle Valley Road, on property zoned R- 2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The proposed site is located on the north side of Pinnacle Valley Road, between Richard and Wilkens Roads. 2. COMPATIBILITY WITH NEIGHBORHOOD: This proposed site is located outside the City Limits in the extra -territorial zoning district. It is zoned R-2, Single Family Residential, and is surrounded by R-2 zoning. It is in a rural area with scattered pockets of houses in between undeveloped areas. The properties to the north, west and south are currently vacant. There is a single family house immediately to the east. The church has existed at this site for 52 years through several changes, and should continue to be compatible with the neighborhood through the proposed development. The River Valley Property Owners Association, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. June 22, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6857 3. ON SITE DRIVES AND PARKING: There is one existing driveway onto the church property from Pinnacle Valley Road, which goes all the way to the back parking area and parsonage. Where the driveway connects to the road is actually located on the neighbor's property to the west. The proposal includes one additional driveway on the east side of the property from the new front proposed parking area onto Pinnacle Valley. New parking areas would also be added in the rear of the church. Parking requirements for a church are based on the seating capacity of the main sanctuary at 1 parking space per 4 seats. The proposed capacity of 340 would require 85 parking spaces, 87 are proposed. 4. SCREENING AND BUFFERS: A portion of the western driveway does not allow for the minimum six (6) foot wide land use buffer. A six (6) foot high opaque screen is required along the northern, eastern and western perimeters. This screen may be a wooden fence with its face side directed outward or dense evergreen plantings and may be accomplished in each area as these areas are developed. 5. PUBLIC WORKS COMMENTS: a. Pinnacle Valley Road is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline is required. b. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Eliminate proposed new driveway. c. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. d. Plans of all work in right-of-way shall be submitted for approval prior to start of work. e. Stormwater detention ordinance applies to this property. f. A Sketch Grading and Drainage Plan per Sec. 29-186 (e) will be required with a building permit. g. A Grading Permit for Special Flood Hazard Area per Sec. 29- 186 (b) will be required with a building permit. 2 June 22, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6857 h. A Development Permit for Flood Hazard Area per Sec. 87283 will be required with a building permit. UTILITY AND FIRE DEPT.AND CATA COMMENTS: Water: No objection. The site has an existing 5/8" meter. Contact the Water Works if larger and /or additional water meters are needed. Wastewater: Outside service boundary, no comment. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. Entergy: No comments received. Fire Department: Approved as submitted, but a private hydrant may be required. CATA: Outside service area. No comments requested. 7. STAFF ANALYSIS: The applicant has requested a conditional use permit for a phased master plan for growth and development of the church facilities to include classrooms, parking, sanctuary expansion up to a 340 seating capacity, and a family life center. The church has existed at this site for 52 years. It was rebuilt in 1985 after being destroyed by a tornado. A new sanctuary seating 100 was built in 1991. The parsonage was built in 1994. The proposed master plan includes a 1,680 square foot two story classroom addition in Phase 1, and in future phases additional parking, sanctuary expansion for seating of approximately 340, and a 12,000 square foot family life center with additional classrooms. The family life center is expected to be open normally from 7:30 a.m. to 10:00 p.m. The proposed parking reflects 87 spaces versus an ordinance minimum of 85. The timing of future phases is uncertain and dependent on funding. The proposed additions and new building all meet ordinance siting requirements except for the driveways. The existing 3 June 22, 2000 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z-6857 driveway is located on the neighbor's property, but that will be corrected by buying a 48 by 83 foot parcel of land so the driveway can remain as is and be located on church property. However, the street frontage of 258 feet does not support two driveways, 300 feet is required for each driveway. Also, both driveways would be too close to the side property lines. Therefore, Public Works recommends the new driveway be eliminated and the existing driveway remain as it is on the newly purchased property. The applicant has agreed to eliminate the second driveway. The proposed purchase of the small 48 by 83 foot parcel would require a waiver of the subdivision ordinance for platting when less than 5 acres of land is sold. The applicant has also requested a waiver of the requirement to accomplish street improvements on Pinnacle Valley. Staff believes this is a reasonable use of the property and that the church would remain compatible with the neighborhood. However, Public Works does not support the waiver of street improvements. They would support a deferral of the street improvements until development occurs on adjoining property or for up to five years, whichever occurs first. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. c. Comply with'Fire Department Cgmment. d. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. Staff recommends approval of the waiver for platting in this case even though less than five acres is being divided and sold in order to accommodate the existing driveway Staff would also support a deferral of accomplishing street improvements until such time as adjacent development occurs or up to five years, whichever occurs first. Staff could not support a waiver. 4 June 22, 2000 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-6857 SUBDIVISION COMMITTEE COMMENTS: (JUNE 1, 2000) Fred Perkins, project engineer, was present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments emphasizing their position that the new driveway should be eliminated, and that the required right-of-way on Pinnacle Valley should be dedicated. The applicant explained that the purchase of the small amount of land to the west which contains the current entry drive would make it part of the church property and eliminate that concern. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (JUNE 22, 2000) Fred Perkins, project architect, was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval to include the requested platting waiver and the deferral of street improvements, subject to compliance with the conditions listed, and as described under "Staff Recommendation," paragraph 8 above. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations, the platting waiver recommendation and the deferral of street improvements. The vote was 9 ayes, 0 nays and 2 absent. 5