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HomeMy WebLinkAboutZ-7310 Staff AnalysisNovember 14, 2002 ITEM NO,- 8 FILE NO.: Z-7310 NAME: Pilgrim Rest Baptist Church — Conditional Use Permit LOCATION: 3801 Springer Blvd. OWNER/APPLICANT: Pilgrim Rest Baptist Church/Ron Ben6 Woods PROPOSAL: A conditional use permit is requested to allow for expansion of the existing church and parking lot located on this R-2 zoned property. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The site is located at the southeast corner of East 38 th Street and Springer Blvd.; south of 1-440, in the Granite Mountain Neighborhood. 2. COMPATIBILITY WITH NEIGHBORHOOD: The church has been a vital part of this neighborhood for many years. The majority of the properties immediately around the church are zoned R-2 and are occupied by single family homes. A city park is adjacent to the southeast. The church is not expanding beyond its current property boundaries. Allowing the proposed expansions should not affect the church's compatibility 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 Granite Mountain Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: Total seating in the sanctuary is 266, requiring 53 parking spaces since the church was in existence prior to November 1988. The expansion will increase the seating capacity to 498 seats, requiring an additional 58 parking spaces for the 232 new seats. A total of 111 on-site parking spaces are required. The church currently has 30 parking spaces, none of which are entirely on the church's property. The parking spaces on the north side of the church are partially in the oversized, 80 foot right-of-way of 38th Street. The parking on the south side of the church is partially in an area owned by the City that serves as access to a city park. The church is proposing the construction of a new parking lot containing 13 parking spaces; bringing the total number of available spaces to 43. The applicant states nearly all members are from the immediate community November 14, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z-731 0 and thus, is requesting a variance to allow reduced parking. The Parks Department has approved allowing the new driveway to take access from the park entrance/parking area. 4. SCREENING AND BUFFERS: Before credit toward fulfilling landscape ordinance requirements can be given for landscaping within the public right-of-way, it will be necessary to obtain City Beautiful Commission approval. Franchise approval will also be required. A landscaping upgrade toward compliance with the landscape ordinance equal to the expansion proposed will be required. Before the percentage of upgrade required can be calculated, it will be necessary to clarify the size of the proposed second floor addition. .1 5. PUBLIC WORKS COMMENTS: 1 . Springer Boulevard (Highway 365) 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 the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. This development may also qualify for a contribution in -lieu of construction. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Stormwater detention ordinance applies to this property. 5. Obtain permits for improvements in the public right-of-way from Public Works and the Arkansas Highway and Transportation Department, District V1, prior to starting. work. 6. UTILITY, FIRE DEPT. AND CATA COMMENT& Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: No Comments received. Water: No objection. Fire Department: Approved as submitted. 2 November 14, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z-7310 County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 24, 2002) Ron Woods was present representing the application. Staff presented the item and noted additional information was needed regarding building heights, architectural elements such as steeples, signage and the dimensions of the new parking spaces and driveway. Staff noted a variance would be needed for reduced on-site parking. Public Works Comments were presented and discussed. It was noted that dedicating right-of-way for Springer Blvd. would result in the need to franchise some of the landscaping along that perimeter. There was some discussion of the possibility of reducing the right-of-way dedication and street improvement requirements for Springer Blvd. The Committee questioned whether it was necessary to continue to classify Springer Blvd. as a minor arterial. Mike Hood, of Public Works, stated he would discuss the issue with staff. Landscaping Comments were presented and discussed. Staff noted that the Parks Department was not opposed to the proposed new driveway coming off of the park entrance, as proposed. The applicant was advised to respond to staff issues no later than noon, Wednesday, October 30, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Pilgrim Rest Baptist Church occupies the R-2 zoned, .7± acre tract located at 3801 Springer Blvd. The church proposes to expand its facilities by constructing a 2,270 square foot addition onto the existing sanctuary and a second floor over the existing fellowship hall/educati * op wing. The existing sanctuary seats approximately 200 members with an additional 66 in the choir. The expansion will increase the seating to 430 in the sanctuary and 68 in the choir. The second floor addition will accommodate the relocation of 6 classrooms, a nursery, the library and an office. Moving these functions upstairs will free -up floor area on the first floor for administrative functions and public activities. No additional uses such as day care, private school or Mother's Day Out program are proposed. 3 November 14, 2002 ITEM NO.- 8 (Cont.) FILE NO.: Z-7310 Additionally, the church proposes to construct a 13 space parking lot in front of the church building. The proposed additions will not exceed the allowable height of 35 feet in R-2. A steeple will extend no more than 28 feet above the ridge of the sanctuary roof. A new ground -mounted sign will be installed on the property. The sign will not exceed the office/institutional standards of 6 feet in height and 64 square feet in area. On October 30, 2002, the applicant submitted a revised site plan and responses to staff issues as reflected in the analysis above. Staff is supportive of the requested conditional use permit. The church has been an integral part of this community for many years. Allowing the proposed expansion should not affect the church's continued compatibility with the neighborhood. Parking is the one issue of note. The church does not currently have the number of parking spaces required by the Code. Even with the addition of 13 new parking spaces, the site will be 68 parking spaces short of the Ordinance requirement. The applicant states nearly all members are from the surrounding neighborhood, implying that many attendees walk to church. There is parking available on area streets and satellite parking could possibly be arranged on sites located several blocks away. Springer Blvd. is classified by the Master Street Plan as a minor arterial street requiring 90 feet of right-of-way; 45 feet from centerline. The right-of-way is currently at 60 feet; 30 feet from centerline. The requirement to dedicate an additional 15 feet will result in the landscape strip and a small portion of the parking adjacent to Springer Blvd. being in the right-of-way. Staff will support a franchise and a City Beautiful variance to allow the landscaping and parking to be in the right-of-way. STAFF RECOMMENDATION: j. Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances. 2. Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 3. Signage is to be limited to that allowed in office and institutional zones. 4. All new site lighting is to be low-level and directional, aimed inward to the site. 4 November 14, 2002 ITEM NO.: 8 (Cont.) FILE NO.: Z-731 0 Staff recommends approval of a variance to allow the reduced number of on-site parking spaces. Staff recommends that the Commission support a franchise and City Beautiful Commission variance to allow the landscaping and a portion of the parking to be located in the new, expanded Springer Blvd. right-of-way. PLANNING COMMISSION ACTION: (NOVEMBER 14,2002) The applicant was present. There were no objectors present. 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 a variance to allow reduced on-site parking. Staff also recommended that the Commission support a franchise and City Beautiful Commission variance to allow the landscaping and a portion of the parking to be located in the new, expanded Springer Blvd. right-of-way. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff .