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HomeMy WebLinkAboutZ-7417 Staff AnalysisJune 26, 2003 ITEM NO.: 12 FILE NO.: Z-7417 NAME: New Hope Baptist Church — Conditional Use Permit LOCATION: 7915 Highway 300 OWNER/APPLICANT: New Hope Baptist Church/Michael Johnston PROPOSAL: A conditional use permit is requested to allow construction of a new church campus on this vacant, R-2 zoned, 6.9± acre tract. This item is associated with an accompanying plat, New Hope Subdivision Preliminary Plat, S-1389. 2 SITE LOCATION: The site is located on the west side of Highway 300, north of Pinnacle Road. The property is outside of the corporate city limits but within the City's Zoning jurisdiction. COMPATIBILITY WITH NEIGHBORHOOD: The overall area is very rural in nature, primarily consisting of single family homes on large tracts and large areas of undeveloped property. This site is located within a non-residential node that has developed around the intersection of Highway 300 and Pinnacle Road. Several buildings containing a variety of commercial uses are located adjacent to the south. That property was recently approved for redevelopment as Saugey Short - Form PCD. A convenience store with gas pumps is located across Highway 300 to the east. Several single family homes on larger lots have a rear yard relationship to the north perimeter of the site. With attention to proper screening, the proposed church should be compatible with the neighborhood. All owners of property located within 200 feet of the site and all residents within 300 feet who could be identified were notified of this request. 3. ON SITE DRIVES AND PARKING: The proposed new sanctuary will have a seating capacity of 280 persons; requiring 70 on-site parking spaces. The church proposes to construct a single driveway off of Highway 300 and paved parking for 106 vehicles in Phase I. Additional parking areas are shown in Phase II; containing 52 more spaces for a total of 158 parking spaces. No expansion of the sanctuary is proposed in any future phase. June 26, 2003 ITEM NO.: 12 Cont. FILE NO.: Z-7417 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Tree Protection Ordinance is required. A total of eight percent of the interior of the vehicular use is required to be landscaped with interior landscaping by the landscape ordinance. The plan submitted appears to have about one-third less than this requirement. To receive credit, interior landscape islands must be at least 300 square feet in area and at least 7 Y2 feet in width. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required to help screen this site from the residential properties to the north, south and west. An irrigation system to water landscaped areas is required. Prior to construction, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. 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 or obtain a deferral of improvements from the Board of Directors. Staff will support a deferral of street improvements until a future phase or 10 years, whichever comes first. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comment. Entergy: No comments received. Reliant: Approved as submitted. Southwestern Bell: Approved as submitted. Water: This site located in an area served by Maumelle Water Corp. Water is not available from Central Arkansas Water. 2 June 26, 2003 ITEM NO.: 12 Cont. FILE NO.: Z-7417 Fire Department: Approved as submitted; outside service area. County Planning: No comments received. CATA: No comments received. Plannina Division: No Comments. SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 2003) Michael Johnston and Walter Catlett were present representing the application. Staff presented the item and noted much more information was needed on specifics of the proposal. Staff commented that, in general, the plan looked good but the additional details were needed. Staff pointed out that review and approval was needed by the Maumelle Water Corporation and the local volunteer fire department. In response to a comment by staff, the applicant stated he had already visited with Pulaski County Planning. Landscape Comments were noted. The applicant responded that using natural vegetation for screening was more desirable than a wood fence. The applicant was advised to increase the size of the interior landscaped islands. Public Works Comments were noted. Staff stated they would support a deferral of required street improvements until a specific -future phase or 10 years, whichever occurred first. The applicant was advised to submit revised site plans and responses to staff issues no later than June 11, 2003. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: New Hope Baptist Church proposes the phased construction of a new church campus on the vacant, R-2 zoned, 6.93 acre tract located at 7915 Highway 300. The proposed church tract is part of an existing 8.21 acre parcel that is being subdivided. See S-1389, Item No. 11 on this agenda. The sellers of the property live in a single-family residence on the adjacent, remaining 1.28 acre parcel. The church has an option on a first right of refusal should the 1.28 acre parcel ever become available for purchase. The property is located outside of the corporate city limits but within the City's extraterritorial jurisdiction. Phase I consists of a single building containing a 280 seat sanctuary and other typical church space such as classrooms, offices and meeting space. A single driveway will access the site from Highway 300. Paved and landscaped parking for 106 vehicles will be constructed in this phase. The approximate height of the building will be 18 feet, with a 21 -foot tall steeple. The proposed sanctuary 3 June 26, 2003 ITEM NO.: 12 (Cont. FILE NO.: Z-7417 building will be constructed of metal on a concrete slab with a glass entrance facing Highway 300. It will have a metal roof with a pitch of 3:1. All future buildings will be of similar material and construction. The facility will be used for typical church activities. No additional activities such as day care, private school or Mother's Day Out program are proposed. Site lighting will be shielded and aimed downward into the site. There is a 6 foot tall chainlink fence around the property which will remain. A 6 foot tall wood privacy fence will be constructed on the perimeter of the church site where it is adjacent to the previously mentioned 1.28 acre residential tract. Existing, dense evergreen trees and shrubbery will provide screening along the north, south and west boundaries of the site. The church has an existing membership of 200 with regular attendance being somewhat less. At the time attendance reaches 280, the church will likely move on to Phase II. Phase II consists of an educational space addition to the Phase I building and the construction of an additional 52 paved and landscaped parking spaces. Phase III, to occur at some unspecified point in the future, consists of a fellowship hall/activity center building, a pavilion and a playground. Staff is supportive of the requested conditional use permit. The applicant has developed a site plan that is considerate of surrounding properties by placing the buildings near the center of the site and by preserving the perimeter woods to serve as buffer and screening. The site is located near the Highway 300/Pinnacle Road intersection which has developed as a small commercial node. The church is proposed to have a sanctuary seating 280 persons, well below the threshold of a "mega church"; a church with a seating capacity exceeding 500 persons. On June 10, 2003, the applicant submitted responses to those issues raised at Subdivision Committee and outlined in the analysis above. Letters of approval have been submitted by the Maumelle Water Corporation and the Lake Maumelle Fire Department. There is only one issue yet to be resolved. Staff has stated support for a deferral of required street improvements to Highway 300 for 10 years or until a future phase, whichever occurs first. The applicant has asked that the deferral be tied to Phase III. Staff would prefer that the street improvements be tied to Phase II. It is at Phase II that the church has theoretically reached its capacity of 280 persons and the new educational space and parking lot will be constructed. No additional parking spaces or parking space generating uses are proposed in Phase III. El June 26, 2003 ITEM NO.: 12 (Cont. STAFF RECOMMENDATION: FILE NO.: Z-7417 Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the City's Landscape and Tree Protection Ordinance and Buffer Ordinance. 2. Compliance with Public Works Comments. 3. All site lighting is to be shielded and aimed downward and inward to the site. 4. Ground -mounted signage is to be limited to one, monument style sign not to exceed the height and area allowed in office and institutional zones; 6 feet in height and 64 square feet in area. 5. The areas of existing dense vegetation along the south, north and west perimeters are to be preserved to serve as buffer and screening. 6. Compliance with the approved site plan. Staff recommends approval of a deferral of the required street improvements to Highway 300 for a period of 10 years from occupancy of the Phase I building or until the construction begins on Phase II, whichever occurs first. NING COMMISSION ACTION: (JUNE 26, 2003) 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 also recommended approval of the deferral of improvements to Hwy. 300 for 10 years from occupancy of the Phase I building or until construction begins on Phase II, whichever comes first. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including the street deferral. The vote was 9 ayes, 0 noes and 2 absent. 5