Loading...
HomeMy WebLinkAboutZ-7784-A Staff AnalysisJanuary 19, 2006 ITEM NO.: 8 NAME: LOCATION- OWNER/APPLICANT: FILE NO.: Z -7784-A St. Andrews Church — Revised Conditional Use Permit 8300 Kanis Road St. Andrews Church/Ron Tabor and White-Daters PROPOSAL: A revision to a previously approved conditional use permit is requested to allow for modification of buildings, parking and driveways and the addition of a day care center. The property is zoned R-2. 1. 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 in 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 west. The old, Kanis Home Site and Farm and a recently approved residential subdivision are located to the south. 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 of the site who could be identified and the John Barrow 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 to all be constructed with the first phase of development. The Phase II sanctuary will have a seating capacity of 600 persons; requiring 150 parking spaces. The proposed plan shows 227 on-site parking spaces. January 19, 2006 ITEM NO.: 8 Cont. FILE NO.: Z -7784-A 4 SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Prior to the any earthwork, it is required to have protective orange fencing around all of the trees/vegetation shown to be preserved on the site/grading plan. A sign -off reflecting inspection of proper installation of the fencing is also required prior to any/all grading on the site. A 50 -foot buffer is required along eastern property line next to the residentially zoned property. Currently, the detention pond is shown encroaching into this area. This area is to remain undisturbed. Screening is required due to the residential use along the western perimeter of the site. This screening is to be a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. Preserved vegetation may suffice for this screening requirement thus eliminating the need for an opaque fence. This area is not to be thinned/cleared out and must provide a year around screening to suffice. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7'h feet in width and 150 square feet in area. The western most parking lot is not currently meeting this minimum requirement. Interior islands should also be evenly distributed within the parking lot area. An automatic 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 properly preserving trees of six (6) inch caliper or larger. 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 January 19, 2006 ITEM NO.: 8 FILE NO.: Z -7784-A 2. Re -alignment of Kanis Road will be required to remove sub -standard horizontal curvature. Provide a plan showing the re -alignment. 3. Drivers exiting the church facility require at least 445 ft. of intersection site distance for left -turn maneuvers and 385 ft. for right -turn maneuvers (based on 2001 Green Book). Plans and profiles along with a signed statement stating the proposed driveway location provides the required site distances must be provided. Relocate driveway east or excavate hillside away from the right-of-way to the west. 4. With site development, 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. Driveway shall be concrete apron and not exceed 36 feet in width. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Provide a sketch grading and drainage plan showing location of disturbed and undisturbed areas per phase. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 9. A five-year deferral of all street improvements on Kanis Road is not supported by staff. Staff can support a portion of the street improvements deferred for five -years or until Phase II construction or until adjacent property develops or until property on Southside of Kanis Road develops. 6. UTILITY. FIRE DEPT. AND CATA COMMEN Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: No Comments received. W January'19, 2006 ITEM NO.: 8 Cont. FILE NO_: Z -7784-A Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capitol 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: One additional fire hydrant may be required and ,day care center may be required to be fire sprinkled. Contact LRFD Fire Marshall at 918-3710. County Planning: No Comments. CATA: The site is located on a CATA Bus Route. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 22, 2005) The applicant was present. Staff presented the item and noted additional information was needed regarding building design and height, signage, site lighting and dumpster location. Staff asked the applicant to provide additional information on the proposed day care; including days and hours of operation, maximum enrollment and number of employees. Staff asked that a phasing plan for the parking lot and driveways be provided. Staff asked the applicant to provide an explanation for an area on the site plan labeled as "temporary parking". The applicant responded that the area would only be used for overflow services and was the site of the Phase II building. The applicant stated he would consider removing that note from the plan. Staff suggested moving the proposed playground to a point 105 feet from the western property line, to limit the impact on adjacent single family homes. Public Works, Utility and Landscape Comments were discussed. There was a general discussion of the timetable for making improvements to Kanis Road. The applicant stated he would work with Public Works staff to address the issue. 0 January 19, 2006 ITEM NO.: 8 Cont. FILE NO.: Z -7784-A It was noted that additional buffering was required on the eastern perimeter and more interior landscaping was needed in the western parking lot. Staff stated all areas to be undisturbed or preserved were to be protected by reflective orange fencing during construction and inspected prior to construction. The applicant was advised to respond to staff issues by Wednesday, December 28, 2005. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: On February 3, 2005, the Planning Commission approved a conditional use permit to allow for the phased development of this R-2 zoned property by St. Andrews Church. The approval included five buildings and 225 parking spaces, a playground and an amphitheater. No development has occurred yet. The applicant is requesting approval of a revision to the approved C.U.P. to allow for slight modification of building and parking design and the addition of a daycare/mother's day out program. Phase I will consist of a two-story, 35,000 square foot multipurpose building, which will be used for worship services, classes and offices. The driveway and all parking are to be built with Phase I. Phase II will consist of the two-story, 60,000 square foot sanctuary building. This building will have a height of 45 feet with an additional 20 feet of steeple height. Phase III consists of a two-story, 19,600 square foot classroom and office building. Phase IV consists of a two- story, 17,000 square foot classroom building. Phase V consists of a two-story, 30,000 square foot multipurpose building. Phasing of the playground, amphitheater and walking paths is not indicated. An 8 -foot tall fence is proposed to encircle the site. The fence will be black chain link 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 plan has been adjusted to provide a 50 -foot buffer on the eastern perimeter, where the site is adjacent to undeveloped R-2 zoned property. This undeveloped property to the east is shown as "future development" and will remain wooded at this time. Signage is to consist of a single ground -mounted sign and building identification wall signage. Signage will comply with standards for office and institutional zones. The buildings are proposed to be constructed with brick and board and batten exteriors with pitched, shingled roofs. The church also proposes a lighted cross on the steeple. Site lighting will be shielded downward and into the site. The amphitheater will be used for outdoor functions, youth activities and weekend retreats. On December 28, 2005, the applicant submitted responses to the issues raised at Subdivision Committee. The dumpster and required screening have been �i January 19, 2006 ITEM NO.: 8 (Cont. FILE NO.: Z -7784-A located at the northwest corner of the Phase I building. Due to the proximity of single family homes, servicing of the dumpster should be limited to regular business hours; 7:00 a.m. — 6:00 p.m. Screening in the form of a 6 -foot tall opaque fence or dense evergreen plantings will be added to the west perimeter if the preserved vegetation is not dense enough to provide sufficient screening. The playground has been moved to the east to provide a 100 -foot setback from the west property line. Overall, the principal differences between this plan and the approved plan are: (1) building area has been reduced from 178,600 square feet to 161,600 square feet, (2) the addition of parking west of the buildings where previously only a driveway was shown; and (3) the addition of a daycare/mother's day out program. The applicant has stated the day care/mother's day out program will operate Monday through Friday, 8:30 a.m. to 11:30 a.m. No numbers were provided for enrollment or employees. The applicant states this use is not immediate; best projection is 18 months before start up. Total numbers will be determined by demand and DHS regulations. Staff would suggest setting enrollment and employee caps of 75 and 20 respectively. If, at some point in the future, additional numbers are needed, the applicant can return to the Commission. Otherwise, the sole remaining issue appears to be the timing of required improvements to Kanis Road. Staff is continuing to review the issue and is supportive of a limited deferral of some of the improvements for 5 years or until Phase II. Staff also would prefer to see road improvements on the north side of Kanis coincide with development on the south side. A recommendation on this issue will be provided. Staff believes the proposed revision to the approved C.U.P. is appropriate. The applicant has done a good job of responding to issues raised by staff. This acreage tract is not covered by a bill of assurance. STAFF RECOMMENDATION: Staff recommends approval of the requested revision to the approved 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 agenda staff report. 2. All site lighting is to be shielded downward and into the site. 3. All buffer areas and undisturbed areas are to be marked and protected by construction fencing during all phases of construction. 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. 6 January 19, 2006 ITEM NO.: 8 (Co FILE NO.: Z-77 5. The day care/mother's day out program is to be limited to an enrollment of 75 children with 20 employees. 6. Pickup/service of the dumpster is to be limited to the hours of 7:00 a.m. to 6:00 p.m. 7. Use of the playground area is to be limited to day light hours. 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: (JANUARY 19, 2006) 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 building height and fence height variances as noted in the "Staff Recommendation" above. Staff also added the following comment for the record; "With development, St. Andrews is going to do improvements on their side of Kanis Road consisting of excavation and some widening to relieve the sight distance problem in accordance with "Green Book" Transportation Standards. Public Works supports a deferral of the requirement of the boundary street ordinance for 5 years or until Phase II development, or until adjacent development including development across Kanis Road, occurs." There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all comments and conditions and the building and fence height variances. The vote was 10 ayes, 0 noes and 1 absent. 7 September 28, 2006 ITEM NO.: 8 FILE NO.: Z -7784-A NAME: St. Andrews Church — Street Improvement Deferral LOCATION: 8300 Kanis Road OWNER/APPLICANT: St. Andrews Church/Ron Tabor PROPOSAL: St. Andrews is requesting modification to the language of the previously approved street improvement deferral associated with development of this R-2 zoned site for a church. STAFF REPORT: On February 3, 2005, the Planning Commission approved a conditional use permit to allow for the phased development of this R-2 zoned property by St. Andrews Church. The approved included five buildings, 225 parking spaces, a playground and an amphitheater. On January 19, 2006, a revision to the C.U.P. was approved to allow for slight modification of building and parking design and the addition of a day care/mother's day out program. Associated with the revised C.U.P. was a deferral of half -street construction requirements for Kanis Road. With Phase I, the church will be doing work including excavation to relieve sight -distance problems and widening of the road at the driveway. The deferral language of Ordinance No. 19,498 passed by the Board on March 7, 2006 states "roadway improvements to the requirements of the Master Street Plan will be deferred for a period of five years, or construction of Phase 2, or until adjacent development, or development across Kanis Road occurs." Development of the property across Kanis Road is now occurring, effectively nullifying the five-year deferral. Staff has worked with the church and is supportive of modifying the language of the street improvement deferral to remove development across Kanis Road as a trigger for street construction on the church's side of the road. The new language will be that roadway improvements to the requirements of the Master Street Plan will be deferred for a period of five years, or construction of Phase 2, or until adjacent development; whichever occurs first. No changes are proposed to the approved C.U.P., including all previous comments and conditions. A copy of the previous approval is attached for the Commission's information. September 28, 2006 ITEM NO.: 8 (Cont.) FILE NO.: Z -7784-A STAFF RECOMMENDATION: Staff recommends approval of the street improvement deferral for a period of five years, or construction of Phase 2, or until adjacent development, whichever occurs first. PLANNING COMMISSION ACTION: (SEPTEMBER 28, 2006) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, and 2 absent. The application was approved. 2 January 19, 2006 PREVIOUS AGENDA ITEM ITEM NO.: 8 FILE NO.: Z -7784-A NAME: St. Andrews Church — Revised Conditional Use Permit LOCATION: 8300 Kanis Road OWNER/APPLICANT: St. Andrews Church/Ron Tabor and White-Daters PROPOSAL: A revision to a previously approved conditional use permit is requested to allow for modification of buildings, parking and driveways and the addition of a day care center. The property is zoned R-2. SITE LOCATIO The property is located on the north side of Kanis Road; just east of Michael Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in 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 west. The old, Kanis Home Site and Farm and a recently approved residential subdivision are located to the south. 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 of the site who could be identified and the John Barrow 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 to all be constructed with the first phase of development. The Phase II sanctuary will have a seating capacity of 600 persons; requiring 150 parking spaces. The proposed plan shows 227 on-site parking spaces. January 19, 2006 ITEM NO.: 8 (Cont. 4. SCREENING AND BUFFERS: FILE NO.: Z -7784-A Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Prior to the any earthwork, it is required to have protective orange fencing around all of the trees/vegetation shown to be preserved on the site/grading plan. A sign -off reflecting inspection of proper installation of the fencing is also required prior to any/all grading on the site. A 50 -foot buffer is required along eastern property line next to the residentially zoned property. Currently, the detention pond is shown encroaching into this area. This area is to remain undisturbed. Screening is required due to the residential use along the western perimeter of the site. This screening is to be a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings. Preserved vegetation may suffice for this screening requirement thus eliminating the need for an opaque fence. This area is not to be thinned/cleared out and must provide a year around screening to suffice. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with interior islands of at least 7 '/2 feet in width and 150 square feet in area. The western most parking lot is not currently meeting this minimum requirement. Interior islands should also be evenly distributed within the parking lot area. An automatic 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 properly preserving trees of six (6) inch caliper or larger. 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. 4 January 19, 2006 ITEM NO.: 8 (Cont. FILE NO.: Z -7784-A 2. Re -alignment of Kanis Road will be required to remove sub -standard horizontal curvature. Provide a plan showing the re -alignment. 3. Drivers exiting the church facility require at least 445 ft. of intersection site distance for left -turn maneuvers and 385 ft. for right -turn maneuvers (based on 2001 Green Book). Plans and profiles along with a signed statement stating the proposed driveway location provides the required site distances must be provided. Relocate driveway east or excavate hillside away from the right-of-way to the west. 4. With site development, 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. Driveway shall be concrete apron and not exceed 36 feet in width. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 8. Provide a sketch grading and drainage plan showing location of disturbed and undisturbed areas per phase. Per Section 29-189(d), groups of trees and individual trees that are not to be removed or are located within required undisturbed buffer areas shall be protected during construction by protective fencing and shall not be used for material storage or for any other purpose. 9. A five-year deferral of all street improvements on Kanis Road is not supported by staff. Staff can support a portion of the street improvements deferred for five -years or until Phase I I construction or until adjacent property develops or until property on Southside of Kanis Road develops. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: No Comments received - 3 January 19, 2006 ITEM NO.: 8 (Cont. FILE NO.: Z -7784-A Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capitol 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: One additional fire hydrant may be required and day care center may be required to be fire sprinkled. Contact LRFD Fire Marshall at 918-3710. County Planning: No Comments. CATA: The site is located on a CATA Bus Route. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 22, 2005) The applicant was present. Staff presented the item and noted additional information was needed regarding building design and height, signage, site lighting and dumpster location. Staff asked the applicant to provide additional information on the proposed day care; including days and hours of operation, maximum enrollment and number of employees. Staff asked that a phasing plan for the parking lot and driveways be provided. Staff asked the applicant to provide an explanation for an area on the site plan labeled as "temporary parking". The applicant responded that the area would only be used for overflow services and was the site of the Phase II building. The applicant stated he would consider removing that note from the plan. Staff suggested moving the proposed playground to a point 105 feet from the western property line, to limit the impact on adjacent single family homes. Public Works, Utility and Landscape Comments were discussed. There was a general discussion of the timetable for making improvements to Kanis Road. The applicant stated he would work with Public Works staff to address the issue. It was noted that additional buffering was required on the eastern perimeter and 4 January 19, 2006 ITEM NO.: 8 (Cont. FILE NO.: Z -7784-A more interior landscaping was needed in the western parking lot. Staff stated all areas to be undisturbed or preserved were to be protected by reflective orange fencing during construction and inspected prior to construction. The applicant was advised to respond to staff issues by Wednesday, December 28, 2005. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: On February 3, 2005, the Planning Commission approved a conditional use permit to allow for the phased development of this R-2 zoned property by St. Andrews Church. The approval included five buildings and 225 parking spaces, a playground and an amphitheater. No development has occurred yet. The applicant is requesting approval of a revision to the approved C.U.P. to allow for slight modification of building and parking design and the addition of a daycare/mother's day out program. Phase I will consist of a two-story, 35,000 square foot multipurpose building, which will be used for worship services, classes and offices. The driveway and all parking are to be built with Phase I. Phase II will consist of the two-story, 60,000 square foot sanctuary building. This building will have a height of 45 feet with an additional 20 feet of steeple height. Phase III consists of a two-story, 19,600 square foot classroom and office building. Phase IV consists of a two- story, 17,000 square foot classroom building. Phase V consists of a two-story, 30,000 square foot multipurpose building. Phasing of the playground, amphitheater and walking paths is not indicated. An 8 -foot tall fence is proposed to encircle the site. The fence will be black chain link 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 plan has been adjusted to provide a 50 -foot buffer on the eastern perimeter, where the site is adjacent to undeveloped R-2 zoned property. This undeveloped property to the east is shown as "future development" and will remain wooded at this time. Signage is to consist of a single ground -mounted sign and building identification wall signage. Signage will comply with standards for office and institutional zones. The buildings are proposed to be constructed with brick and board and batten exteriors with pitched, shingled roofs. The church also proposes a lighted cross on the steeple. Site lighting will be shielded downward and into the site. The amphitheater will be used for outdoor functions, youth activities and weekend retreats. On December 28, 2005, the applicant submitted responses to the issues raised at Subdivision Committee. The dumpster and required screening have been located at the northwest corner of the Phase I building. Due to the proximity of 5 January 19, 2006 ITEM NO.: 8 (Cont. FILE NO.: Z -7784-A single family homes, servicing of the dumpster should be limited to regular business hours; 7:00 a.m. — 6:00 p.m. Screening in the form of a 6 -foot tall opaque fence or dense evergreen plantings will be added to the west perimeter if the preserved vegetation is not dense enough to provide sufficient screening. The playground has been moved to the east to provide a 100 -foot setback from the west property line. Overall, the principal differences between this plan and the approved plan are: (1) building area has been reduced from 178,600 square feet to 161,600 square feet, (2) the addition of parking west of the buildings where previously only a driveway was shown; and (3) the addition of a daycare/mother's day out program. The applicant has stated the day care/mother's day out program will operate Monday through Friday, 8:30 a.m. to 11:30 a.m. No numbers were provided for enrollment or employees. The applicant states this use is not immediate; best projection is 18 months before start up. Total numbers will be determined by demand and DHS regulations. Staff would suggest setting enrollment and employee caps of 75 and 20 respectively. If, at some point in the future, additional numbers are needed, the applicant can return to the Commission. Otherwise, the sole remaining issue appears to be the timing of required improvements to Kanis Road. Staff is continuing to review the issue and is supportive of a limited deferral of some of the improvements for 5 years or until Phase 11. Staff also would prefer to see road improvements on the north side of Kanis coincide with development on the south side. A recommendation on this issue will be provided. Staff believes the proposed revision to the approved C.U.P. is appropriate. The applicant has done a good job of responding to issues raised by staff. This acreage tract is not covered by a bill of assurance. STAFF RECOMMENDATION: Staff recommends approval of the requested revision to the approved 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 agenda staff report. 2. All site lighting is to be shielded downward and into the site. C. January 19, 2006 ITEM NO.: $(Cont.)FILE NO.: Z -7784-A 3. All buffer areas and undisturbed areas are to be marked and protected by construction fencing during all phases of construction. 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. The day care/mother's day out program is to be limited to an enrollment of 75 children with 20 employees. 6. Pickup/service of the dumpster is to be limited to the hours of 7:00 a.m. to 6:00 p.m. 7. Use of the playground area is to be limited to day light hours. 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: (JANUARY 19, 2006) 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 building height and fence height variances as noted in the "Staff Recommendation" above. Staff also added the following comment for the record; "With development, St. Andrews is going to do improvements on their side of Kanis Road consisting of excavation and some widening to relieve the sight distance problem in accordance with "Green Book" Transportation Standards. Public Works supports a deferral of the requirement of the boundary street ordinance for 5 years or until Phase II development, or until adjacent development including development across Kanis Road, occurs." There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including all comments and conditions and the building and fence height variances. The vote was 10 ayes, 0 noes and 1 absent. 7