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HomeMy WebLinkAboutZ-7265 Staff AnalysisAugust 22, 2002 u ►• NAME: LOCATION- OWNER/APPLICANT: FILE NO.: Z-7265 Scope Ministries — Conditional Use Permit 9400 Hilaro Springs Road Scope Ministries/Rev. Elvin Jackson PROPOSAL: A conditional use permit is requested to allow for the expansion of this existing church; including the addition of a day care center utilizing two portable classroom buildings. The property is zoned R-2. ORDINANCE DESIGN STANDARDS - 1 . TANDARDS-1. SITE LOCATION: 2 The church is located on the west side of Hilaro Springs Road, approximately % mile south of Baseline Road. COMPATIBILITY WITH NEIGHBORHOOD: The church is located in an area of mixed residential and nonconforming, nonresidential uses. Residential uses immediately around the church site include multifamily units and single family, both site built and manufactured and mobile homes. With appropriate consideration given to screening and buffering, the church and day care will continue to be 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 Upper Baseline and SWLRUP Neighborhood Associations were notified of this action. 3. ON SITE DRIVES AND PARKING: The seating in the church sanctuary will not exceed 100 persons, requiring 25 parking spaces. The day care, which will operate at hours separate from the church, will require 14 parking spaces; 40 children and 10 employees. Phase I parking contains 25 parking spaces. Phase II, which includes additional church education buildings, also includes an additional 62 spaces. No expansion of the church seating capacity or the day care enrollment are proposed with Phase II. August 22, 2002 ITEM NO.: 9 FILE NO.: Z-7265 4, SCREENING AND BUFFERS: The plan submitted does not allow for the eight (8) percent interior landscaping required within the interior of the vehicular use areas by the Landscape Ordinance. A six (6) foot high opaque wooden fence with its face side directed outward is required along the adjacent residential properties. An irrigation system to water landscaped areas is required. Prior to a building permit being issued, it will be necessary to submit landscape plans stamped with the seal of a Registered Landscape Architect. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. 5. PUBLIC WORKS COMMENTS: 1. Hilaro Springs is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. 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. This project would qualify for a contribution to a dedicated fund in lieu of construction. 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. As indicated on the plans, stormwater detention ordinance applies to this property. 6. Easements for proposed stormwater detention facilities are required. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: No Comments received. Southwestern Bell: No Comments received. 2 August 22, 2002 7e . FILE NO.: Z-726 Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2002) The applicant was present. Staff presented the item and noted additional information was needed regarding signage, capacity of students and number of day care employees, days and hours of operation for the day care, site lighting, fencing and trash pick-up/dumpster location. The applicant was asked to clearly indicate the phasing plan on the site plan, to provide the seating capacity in the church sanctuary and to provide a time frame for use of the portable buildings. Staff informed the Commission that a variance would be needed for reduced street buffer once right-of-way is dedicated and the applicant was requesting a 5 -year deferral of improvements to Hilaro Springs Road. The applicant stated he would provide all needed information to staff. Public Works Comments were discussed. Staff stated they would support a deferral of street improvements. Landscape Comments were presented. It was noted that additional interior landscaping and perimeter screening were needed. The applicant was directed to submit all needed information to staff no later than noon, Wednesday August 7, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Scope Ministries Church is located on the R-2 zoned property at 9400 Hilaro Springs Road. The site contains a one-story, 2,400 square foot, frame church building, a gravel parking lot and an old mobile home that is used for storage. 3 August 22, 2002 ITEM NO.� g The church is requesting approval of a conditiona the phased expansion of the church facilities and day care center operation. FILE NO.: Z-7265 I use permit that would allow for parking and the addition of a Phase I consists of the addition of two, portable classroom buildings to house the day care center. One building is to be placed on the site by December 2002. The second building is to be added by June 2003. The old mobile home will remain on the site to be used for storage. An expanded, gravel parking lot, with 25 spaces, will be constructed on the south side of the church/daycare building. The applicant is requesting approval of an 18 month deferral of the requirement to pave this newly expanded parking area. The day care is to have a maximum enrollment of 40 children with 10 employees and is to operate Monday -Saturday, 6:00 a.m. to 6:00 p.m. The portable buildings are proposed to remain on the site until Phase II or until 2007, whichever comes first. They will be replaced by site - built additions. Phase II consists of an additional 62 parking spaces and two buildings containing education facilities and a family life center. No expansion of the church seating capacity or the day care enrollment are proposed with Phase II. Staff is supportive of the conditional use permit and believes this use can be a positive element within the community. Staff supports the requested 18 month deferral of the paving for the Phase I parking. An appropriate paved driveway apron will need to be installed to prohibit gravel being tracked into the street. The applicant is requesting a 5 -year deferral of the requirement to widen Hilaro Springs Road. Staff also supports this request. Widening this 100 foot wide segment of the street at this time is not appropriate. The applicant is requesting a deferral of the requirement to install screening on the south perimeter of the Phase I portion of the site. Staff does not support this deferral. A new parking area will be located between the church/day care building and a single family residence to the south. Although that parking area will not be paved for 18 months, it will still be used and will generate some noise, light and activity that need to be screened from that residence. Otherwise, to staff's knowledge, there are no major outstanding issues. On August 7, 2002, the applicant submitted an addendum to his cover letter and a slightly revised site plan that addressed the issues raised at Subdivision Committee and summarized above. C! August 22, 2002 ITEM NO.: STAFF RECOMMENDATION: FILE NO.: Z-7265 Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Compliance with the approved site plan and the development plan outlined in the applicant's cover letter and addendum. 3. The day care center is to be limited to a maximum enrollment of 40 children. 4. Signage is to be limited to that allowed in office zones. 5. All site lighting is to be low-level and directional, aimed inward to the site. 6. A 6 foot tall, wood privacy fence is to be installed on the south perimeter of the Phase I portion of the site at the time the first day care building is installed or the gravel parking area is created, whichever occurs first. 7. The portable classroom buildings are to be removed by January 1, 2007 or when the Phase II buildings are constructed, whichever occurs first. Staff recommends approval of an 18 -month deferral of the paving requirement for the Phase I parking subject to a properly paved driveway apron being constructed.to meet Public Works specifications. Staff recommends approval of the requested deferral of the improvements to Hilaro Springs Road for a period of 5 years or until Phase II, whichever occurs first. LANNING COMMISSION ACTION: (AUGUST 22, 2002) The applicant was present. There were no objectors present. A letter of support was submitted by the Southwest United for Progress Neighborhood Association. Staff informed the Commission that the Upper Baseline Neighborhood Association had voted to support the application. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff recommended approval of the requested paving and street improvement deferrals. There was no further discussion. 5 August 22, 2002 1TEM NO.: 9 FILE NO.: Z-7265 The item was placed on the Consent Agenda and approved as recommended by staff, including the deferrals. The vote was 10 ayes, 0 noes, 0 absent and 1 open position.