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HomeMy WebLinkAboutZ-7216 Staff AnalysisMay 23, 2002 ITEM NO. 8.1 NAME: LOCATION: OWNER/APPLICANT FILE NO.: Z-7216 Kingdom Hall of Jehovah's Witnesses — Conditional Use Permit Hinson Road at Taylor Loop Road (SE) Gerald K. Johnson, DDS/Northwest Congregation of Jehovah's Witnesses PROPOSAL: A conditional use permit is requested to allow for construction of a new church on this vacant, R-2 zoned 5t acre tract. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located south and east of the intersection of Hinson, Taylor Loop and Rahling Roads; west of Honey Bear. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located within a predominately single family neighborhood, although the terrain and other specifics of the site do serve to make the proposed development more compatible with the neighborhood. The site is located at the intersection of two arterial streets; Taylor Loop/Rahling Road and Hinson Road. The site abuts a single family neighborhood on the east but is separated from the neighborhood by two proposed residential lots, a 27 foot undisturbed buffer and a drop in elevation. The church will be focused onto the Hinson/Taylor Loop/Rahling intersection and will take access from Hinson Road. The Taylor Loop Creek Floodway, a city park, a new church and a proposed fire station are located around the intersection. Staff believes the proposed development of this site for a small church is compatible with the neighborhood. All owners of property located within 200 feet of the site, all.residents within 300 feet who could be identified and the Westchester and Secluded Hills Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The proposed church is to have a seating capacity of 200 persons in the worship area, requiring 50 on-site parking spaces (one space per four seats). May 23, 2002 ITEM NO.: 8.1 4. LE NO.: Z-7216 Ninety (90) parking spaces are proposed with a single driveway off of Hinson Road. SCREENING AND BUFFERS: Interior landscaping islands are required to have a width of at least 7'h feet to count toward fulfilling Landscape Ordinance requirements. Some of the proposed interior landscape islands need slightly increased to meet this requirement. Curb and gutter or another approved border will be required to protect all landscaped areas from vehicular traffic. Since all adjacent properties are zoned residential, screening will be required. Credit toward fulfilling this screening requirement can be given for existing trees and vegetation that provide the year-round screening required. Cross sections showing the proposed treatment of grade changes will be needed. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. Hinson 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. Show centerline of Hinson and Taylor Loop on the plan. 2. Driveways shall conform to Section 31-210 or Ordinance 18,031. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. A Grading Permit will be required per Section 29-186(c) and (d). The preliminary cross sections show the proposed cuts and fills to be very near 2 May 23, 2002 ITEM NO: 8.1 (Cont.) _ FILE NO.: Z-7216 the maximum allowed under the land alteration ordinance. 7. A Sketch Grading and Drainage Plan will be required per Section 29-186(e). 8. Contact the ADEQ for approval prior to start of work. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: Approved as submitted. Water: An acreage charge of $300/acre applies in addition to the normal connection charge for this parcel. A water main extension and on-site fire protection will be required. Fire Department: Place fire hydrants per code. County Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT (MAY 2, 2002) Bill Hope, Phil Wylie and Don Wylie were present representing the application. Staff noted that additional information was needed on building height and dimensions, setbacks, signage, days and hours of use, site lighting, fencing, dumpster location, sanctuary seating capacity and number of on-site parking spaces. In response to a question from staff, the applicants stated there would be no other activities on the site such as day care, private school or Mother's Day Out program. Staff asked the applicants to specify the treatment of the buffers and how they would be protected during construction. Staff asked that there be fencing installed at the top of the site, above the cuts and terraces. Public Works Comments were discussed, particularly the amount of grading and filling to take place on the site. Staff noted that the proposal appeared to be very near the maximum allowed under the Land Alteration Ordinance. The applicant was directed to provide a detailed cross-section of the site showing the proposed changes. Landscape Comments were presented. 3 May 23, 2002 ITEM NO.: 8.1 (Cont. FILE NO.: Z-721 The applicants were directed to respond to staff issues no later than Wednesday, May 8, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The Northwest Congregation of Jehovah's Witnesses proposes to construct a small church on the vacant, R-2 zoned lot located south and east of the intersection of Hinson Road/Taylor Loop Road/Rahling Road. This C.U.P. has been filed in conjunction with an associated preliminary plat to subdivide the undeveloped, 5t acre tract unto 3 lots (Hinslor Slope Subdivision Preliminary Plat, S-1340). Two, single family residential lots are.proposed at the top of the site, taking access from a cul- de-sac extension of Honey Bear Drive. The remaining, larger lot will be developed as the church site. The church site will be separated from the,new residential lots by a 27 foot wide undisturbed buffer. Beginning on the church side of the buffer, a series of terraced cuts (2-10' cuts and 1-5' cut) will lower the site down to where the church building and parking lot are proposed. A 6 foot tall, solid wood fence will be placed above the retaining wall adjacent to the buffer. Twenty-five (25) foot wide undisturbed buffers are proposed along the north and south perimeters. The front of the site will be regraded to a 3:1 slope. The new slope will extend to the property line on the street side. A 23 foot wide buffer will then be replanted along the street. The new cul- de-sac, at the top of the site, is at an elevation of 404 feet. The building pad for the church will be at an elevation of 377.5 feet. The church building will have a total height of 19.5 feet. The low height of the building, the buffers and the privacy fence will help shield the church site from the neighborhood to the east. The site will be very visible from the street intersection, until the plantings in the street buffer and on the slope mature. The proposed church building is 48 feet by 90 feet with an attached 25 feet by 32 feet residence. A canopy extends over the driveway for drop-off/pickup. At its closest point, the building has a setback of 144.63 feet from the property boundary. No additional uses are proposed for the site such as day care, private school or Mother's Day Out program. Block letters on the building and a monument sign at the street will identify the church. Total seating in the main worship area is 200. A 90 space parking lot will be accessed from Hinson Road via a single driveway. A few of the spaces may be lost to accommodate needed interior landscaping. Fifty (50) spaces are required for a church of this size. On May 8, 2002, the applicant submitted a more detailed site plan cross-section and cover letter which addressed issues raised at Subdivision Committee. rd May 23, 2002 ITEM NO.: 8.1 (Cont.) FILE NO.: Z-7216 STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments outlined in Sections 4, 5 and 6 of this report. 2. Signage may not exceed standards for office/institutional uses. 3. All site lighting is to be low-level and directional, aimed inward to the site. 4. The buffers on the north, east and south perimeters are to remain undisturbed and are to be marked and protected during site work and construction. 5. The buffer on the street perimeter is to be replanted after site work/grading is complete. . 6. Compliance with the approved site plan. 7. The fence along the terrace/retaining wall is to be constructed with the finished side facing outward. PLANNING COMMISSION ACTION: (MAY 23, 2002) The applicants were present. There were several objectors present. Numerous letters of opposition and a petition containing the names of many neighborhood residents opposed to the request had been received by staff and forwarded to the Commission. Staff presented the item and a recommendation of approval subject to compliance with the conditions noted in the "Staff Recommendation" above. J. Allen Bailey, of 4400 Secluded Hills, spoke in opposition. He voiced concerns about traffic. Mr. Bailey stated he felt there was not enough parking proposed for the use. He stated the church would not be compatible with the neighborhood. Don Bradley, of 14701 Honey Bear Drive, voiced concerns about noise, traffic, inadequate buffering and the potential for the site to be converted to another use if the church leaves the site. Mr. Bradley stated there was no neighborhood support for allowing the church. He stated they had bought their home on the assumption that this site would be developed as compatible single family residences. Brian Findley, of 14619 Honey Bear Drive, made reference to the petition and reiterated Mr. Bradley's statement that there was no neighborhood support for the church. He stated he had seen the austere nature of Jehovah's Witnesses church buildings and he felt such a building would not be compatible with the neighborhood. Mr. Findley voiced concerns about traffic and the proposed grading of the site. He stated the proposed parking lot would become a problem if access to it is not controlled outside of church hours. 5 May 23, 2002 ITEM NO.: 8.1 Cont. FILE NO.: Z-7216 Phil Wylie, representing the Church, stated the church had hosted a poorly attended meeting for the neighborhood. He stated the church would be architecturally compatible with the neighborhood. Mr. Wylie described recently constructed Kingdom Halls in Little Rock. He stated the church had 100-110 members and the proposed parking would be sufficient. Mr. Wylie stated the church would not expand but would create a new congregation if it grew too large for the site. In response to questions from Commissioner Berry, Mr. Wylie stated the church had two services on Sunday (9:30 a.m. and 11:30 a.m.) and one service on Thursday (7:30 p.m. — 9:00 p.m.). He stated their services were well attended and each of the 90 parking spaces would be needed on occasion. Mr. Wylie stated this site did not allow street parking, so all of the anticipated parking needs had to be accommodated on-site. Commissioner Nunnley complimented the New Kingdom Hall in his neighborhood, at 22"d and Wolfe Streets. Commissioner Floyd complimented the New Kingdom Hall on Mabelvale West Road. In response to questions from the Commission, staff stated the proposed buffers were sufficient and the site would not create enough traffic to cause traffic concerns. Mr. Wylie stated it was the church's plan to make a long-term investment in the site. Commissioner Faust commented on the conditional use process. She stated it was a long standing tradition to have churches in residential neighborhoods. She stated that this was truly a "neighborhood scale" church that should be compatible with the surrounding neighborhood. Commissioner Berry commented to Mr. J. Allen Bailey that his (Bailey's) own office was located in a residential area. Commissioner Berry stated this church was a benign use, at the perimeter of a neighborhood, on an arterial street. Mr. Bailey responded that there was no neighborhood opposition to his office locating at Cantrell and University. Commissioners Berry and Faust disagreed; stating they were on the Commission at the time and they distinctly remembered neighborhood opposition. A motion was made to approve the C.U.P., subject to compliance with the conditions proposed by staff. The motion was approved by a vote of 7 ayes, 1 noe, 2 absent and 1 abstaining (Allen). N.