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HomeMy WebLinkAboutZ-7784 Staff AnalysisFebruary 3, 2005 ITEM NO.: 11 FILE NO.: Z-7784 NAME: St. Andrews Church — Conditional Use Permit LOCATION: 8000 Block of Kanis Road; north side OWNER/APPLICANT: KALM, LLC/Ron Tabor PROPOSAL: A conditional use permit is requested to allow for the phased development of this 12.8± acre tract as a church campus. The property is zoned R-2. SITE LOCATION: The property is located on the north side of Kanis Road; just east of Michael Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located on an area of mixed uses and zoning although it is bordered on the east, west and south by R-2 zoned properties. Single family homes are located to the east and west. The old, Kanis Home Site and Farm is located to the south. The Kanis Family is seller of this site to the church. A nursing home, retirement community and undeveloped 0-2 zoned property are adjacent to the north. Multiple commercial uses are located further to the west, near John Barrow Road and Kanis Park is further to the east. The proposed use of this site as a church campus should be compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow, Leander and Brownwood Terrace Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The site is proposed to have a single access point; on Kanis Road. Parking is proposed to be built in 3 phases, coinciding with development of the buildings on the site. Phase I consists of the entry drive and 138 parking spaces. Phase II adds 44 spaces and Phase III adds 43 spaces. Ultimately, the site will contain 225 spaces. The parking will be built to provide the required number of spaces based on one space for each 4 seats in the worship area. The final sanctuary seating capacity is 600 persons; requiring 150 parking spaces. February 3, 2005 ITEM NO.: 11 (Cont.) FILE NO.: Z-7784 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed width of the western land use buffer is less than the 50 -feet average required by the Zoning Ordinance. Additionally, the width of the undisturbed portion of this buffer is required to be at least 70% of the buffer area or 35 -feet. Unless otherwise provided for, a 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites western perimeter. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. Dedication of right-of-way to 45 feet from centerline will be required. 2. Re -alignment of Kanis Road will be required to remove substandard horizontal curvature. Provide a plan showing the re -alignment. 3. The proposed driveway does not provide the minimum stopping sight distance of 325 feet. Relocate driveway east or excavate hillside away from the right-of-way to the west. 4. 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. 5. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 6. The width of driveway must not exceed 36 feet. Remove entrance island. 2 February 3, 2005 ITEM NO.: 11 Cont. FILE NO.: Z-7784 6. UTILITY. FIRE DEPT. AND CATA COMME Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project for connections off the existing 12 -inch main in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No Comments received. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (JANUARY 6, 2005) Tim Daters was present representing the applicant. Staff presented the item and noted additional information was needed regarding building height and design, signage, days and hours of use, site lighting, dumpster locations, phasing, fencing and seating capacity. Staff asked the applicant to describe the use of the amphitheater area. Public Works and Landscape Comments were noted and discussed. The applicant was advised to show the re -alignment of Kanis Road on the plan. The applicant was also advised that the driveway might need to be moved to the east to provide adequate sight distance. The applicant was advised to increase the buffer on the west perimeter. Utility Comments were noted. 3 February 3, 2005 ITEM NO.: 11 (Cont)FILE NO.: Z-7784 The applicant was advised to respond to staff issues by January 12, 2005. The Committee forwarded the item to the full Commission. STAFF ANALYSIS.- St. NALYSIS: St. Andrews Church is requesting approval of a conditional use permit to allow for the phased development of a church campus on this R-2 zoned tract. No additional uses such as private school or day care are requested. The overall development consists of five (5) buildings and 225 parking spaces. The northern portion of the site will contain a playground and an amphitheater. Much of the northern portion of the site will remain wooded and undisturbed other than for a meandering pathway. The amphitheater will focus on a campfire area and the detention pond. There is no bill of assurance. On January 12, 2005, the applicant submitted a revised site plan and responses to issues raised by staff at Subdivision Committee. Phase I will consist of a two-story, 40,000 square foot multipurpose building, which will be used for worship services, classes and offices; the entry driveway and 138 parking spaces. Phase II will consist of the two-story sanctuary building and an additional 44 parking spaces. This building will have a height of 45 feet with an additional 20 feet of steeple height. Ultimate seating capacity in the sanctuary building will be 500-600 persons. Phase III consists of a two-story, 19,600 square foot classroom and office building and the final 43 parking spaces. Phase IV consists of a two-story, 17,000 square foot classroom building. Phases III and IV may be developed together. Phase V consists of a two-story, 30,000 square foot multipurpose building. Phasing of the playground, walking paths and amphitheater is not indicated. Phasing of the parking lot is designed to coincide with phasing of the worship areas. An 8 -foot tall fence is proposed to encircle the site. The fence will be black chainlink on the rear and sides and wrought iron on the front. A 50 -foot buffer, 35 feet of which will remain undisturbed, is shown along the western perimeter where the site is adjacent to single family. The overall site is shown as 12.8 -acres. The church campus occupies the western 7.8 acres. The eastern 5 -acres are shown as "future development" and will remain wooded and undeveloped at this time. Signage is to consist of a single ground mounted sign and building identification wall signage. The ground sign will meet office and institutional standards of 6 feet in height and 64 square feet in area. The buildings are proposed to be constructed of frame with a masonry exterior and pitched, shingled roofs. The church proposes a lighted cross on the steeple. Site lighting will be shielded downward and into the site. The amphitheater is to 2 February 3, 2005 ITEM NO.: 11 (Cont.) FILE NO.: Z-7784 be used for functions such as youth programs and weekend retreat programs. The church may have a "mother's, day out program". To staffs knowledge there are no outstanding issues. Staff believes the proposed use should be compatible with uses and zoning in the area, with conditions. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: - 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the staff report. 2. All site lighting is to be shielded downward and into the site. 3. The buffer area on the west perimeter is to be marked and protected by construction fencing during all phases of site development. 4. The use of any amplification associated with the amphitheater is to be such that the sound does not travel beyond the perimeter of the site. 5. Any level of childcare, which requires DHS approval, shall require further review and approval by the Commission. Staff recommends approval of the requested height variance to allow the sanctuary building to be 45 feet in height with an additional 20 feet for the steeple. Staff recommends approval of a fence height variance to allow the 8 -foot fence subject to the fence along the street frontage being constructed of wrought iron with or without brick columns. The columns shall not extend more than 2 feet above the fence height. PLANNING COMMISSION ACTION: (FEBRUARY 3, 2005) The applicant was present. There were no registered objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no additional discussion. The item was placed on the Consent Agenda and approved as recommended by staff; including all staff comments and conditions. The vote was 9 ayes, 0 noes and 2 absent. 5 SUBDIVISION COMMITTEE COMMENTS JANUARY 6, 2005 ITEM NO.: 1 1 ST. ANDREWS CHURCH CONDITIONAL USE PERMIT Z-7784 Planning Staff Comments: 1. Provide height of all buildings, including steeple. 2. Label building setbacks from adjacent property lines. 3. Provide general statement of building design; materials, roof, etc... 4. Provide signage plan; ground -mounted and wall signs. 5. Provide typical days and hours of operation. 6. Provide details of site lighting; should be shielded downward and into the site. 7. Locate dumpster/trash enclosure and required screening. 8. Provide phasing plan for buildings and parking. 9. Provide number of seats in main worship area through out each phase. 10. Locate and describe all proposed fencing. 11. Provide typical dimensions of parking stall. 12. Describe use of amphitheater area. 13. No other use is proposed other than a church. 14. There is no Bill of Assurance issue. Variance/Waivers: • None requested. Public Works: 1. Kanis Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Re -alignment of Kanis Road will be required to remove sub -standard horizontal curvature. Provide a plan showing the re -alignment. 3. The proposed driveway does not provide the minimum stopping sight distance of 325 feet. Relocate driveway east or excavate hillside away from the right-of-way to the west. 4. 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. 5. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 6. The width of driveway must not exceed 36 feet. Remove entrance island. Utilities and Fire Department/County Planning_ Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: Approved as submitted. Southwestern Bell: No Comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project for connections off the existing 12 -inch main in addition to normal charges. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If ITEM NO.: I l ST. ANDREWS CHURCH CONDITIONAL USE PERMIT Z-7784 there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: No Comments received. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. The proposed width of the western land use buffer is less than the 50 -feet average required by the Zoning Ordinance. Additionally, the width of the undisturbed portion of this buffer is required to be at least 70% of the buffer area or 35 -feet. Unless otherwise provided for, a 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings, is required along the sites western perimeter. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. Other: Submit four (4) copies of required site plan and responses to staff issues no later than Wednesday January 12, 2005.