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HomeMy WebLinkAboutZ-8303 Staff AnalysisJanuary 17, 2008 ITEM NO.: 15 NAME: LOCATION: OWNER/APPLICANT: FILE NO.: Z-8303 Kingdom Hall of Jehovah's Witnesses — Conditional Use Permit 9812 Colonel Glenn Road Toll Corp./Mike Oyler PROPOSAL: A conditional use permit is requested to allow for construction of a new church and parking lot on this vacant R-2 zoned property. SITE LOCATION: The site is located on the north side of Colonel Glenn Road, at Brodie Creek. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located in an area of transition between the single family West Heights Place Community and the industrial and commercial development extending west to 1-430. A scattering of single family homes is located adjacent to the east. Undeveloped 1-2 and R-2 properties are adjacent to the west and north respectively. A PDC zoned contractor's office is across Colonel Glenn to the south. The creek floodway forms the west boundary. The proposed use is compatible with uses and development in the area and provides a good transition between the residential and nonresidential uses. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow, West Heights Place and Tall Timber Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The main worship area is proposed to have a seating capacity of 165 persons, requiring 41 on -site parking spaces. The applicants have proposed an 88 space parking lot with a single driveway off of Colonel Glenn Road. The exact point the driveway intersects the street will be determined once an engineer has certified sight distance. January 17, 2008 ITEM NO.: 15 (Cont.) FILE NO.: Z-8303 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. A small amount of building landscaping is required. The landscape ordinance requires that eight percent (8%) of the interior of the parking lot be allocated for green space or interior islands. These islands are to be a minimum of one hundred and fifty (150) square foot in area and seven and one-half (7'6") foot wide in width to satisfy this minimal landscaping requirement. Currently, the site plan reflects zero. An automatic irrigation system to water newly landscaped areas will be required. Prior to the issuance of a building permit, a landscape plan with the seal of a Registered Landscape Architect must be submitted for approval. 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 preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: Colonel Glenn Rd 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. At the time of 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. 3. At the time of construction, obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. At the time of construction, 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. 5. At the time of construction provide a Sketch Grading and Drainage Plan as required per Sec. 29-186(e). 6. At time of construction, storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 2 January 17, 2008 ITEM NO.: 15 (Cont.) FILE NO.: Z-8303 7. At the time of construction, street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 8. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 9. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 10. Show the 100 year flood plain and floodway delineations on the site plan. 11. At the time of construction, provide 100% bridge or box culvert construction on arterial streets for the initial 15 ft of span length. The applicant will be responsible to one half of initial 15 ft of span length. Usually, an in lieu payment is received for bridge improvements. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer main extension required with easements to serve property shown. Entergy: No comment received. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Capital Investment Charge based on the size of meter(s) in addition to normal charges. Additional fire hydrant(s)_may 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). 20-inch main appears to be on the south side of Colonel Glenn Rd in this area. Fire Department: Fire hydrants will be required. 3 January 17, 2008 ITEM NO.: 15 (Cont.) FILE NO.: Z-8303 County Planning: No comments. CATA: The site is located on a CATA bus route. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 27, 2007) The applicants were present. Staff presented the item and noted additional information was needed including building design, seating capacity, signage, site lighting, fencing and typical days and hours of operation. Staff asked if there would be any other uses such as day care or private school. The applicant was asked to locate any proposed dumpster. Public Works and Landscape Comments were discussed. The greater part of the discussion centered on the required half -street and bridge improvements. Various options were discussed including deferral of the improvements, subdividing the property, providing an in -lieu payment or requesting a hardship 15% payment. The applicants were advised to meet with Public Works staff for further discussion of the issue. The Committee instructed the applicants to respond to staff issues by January 2, 2008. The item was forwarded to the full Commission. STAFF ANALYSIS: A Kingdom Hall of Jehovah's Witnesses is proposed to be constructed on a portion of the undeveloped, 8.32± acre tract located at 9812 Colonel Glenn Road. The church proposes to develop the eastern 3± acres of the tract. The property will likely be subdivided and the western 5± acre portion sold. The development will consist of a one-story, 4,136 square foot building and an 88-space parking lot. The building will have a brick veneer and a 5112 pitched roof with architectural shingles. A covered drop-off area will extend out from the back of the building over the driveway within the parking lot. A single driveway will provide access from Colonel Glenn Road. The exact location of the driveway's intersection with Colonel Glenn Road will be determined once an engineer certifies sight distance. The typical hours of activity are Sunday 9:00 a.m. to 3:00 p.m., Monday through Thursday 7:00 p.m. to 9:00 p.m. and Saturday 9:00 a.m. to 10:00 a.m. There are no other proposed uses such as day care, private school or mother's day out. Site lighting will consist of lights on the gable ends of the building and 2 to 3 0 January 17, 2008 ITEM NO.: 15 Cont_ FILE NO.: Z-8303 parking lot lights. There will be no dumpster. Signage will consist of a wall sign and a 6-foot tall by 12-foot wide brick monument ground sign structure with a smaller sign panel mounted on the faces. The church has requested the ability to provide an in -lieu contribution toward the required street improvements. Staff is supportive of that request. There is no bill of assurance for this acreage tract. The current site plan does not allow for required interior landscape islands in the parking lot. That is easily remedied at the time of building permit submittal. The church has proposed parking in excess of ordinance requirements and the loss of some spaces for landscaping will not affect the required parking. A plat to subdivide the property will be submitted prior to church being developed. To staffs knowledge, there are no other issues. The proposed use is compatible with uses in the area. STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit 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. Any site lighting is to be shielded downward and into the site. 3. Any future dumpster or trash enclosure area is to be screened. Staff recommends approval of the requested in -lieu contribution for required street improvements. PLANNING COMMISSION ACTION: (JANUARY 17, 2008) 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 requested in -lieu contribution for required street improvements. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 5 SUBDIVISION COMMITTEE COMMENTS DECEMBER 27, 2007 ITEM NO.: 15. KINGDOM HALL OF JEHOVAH'S WITNESSES CONDITIONAL USE PERMIT Z-8303 Planning Staff Comments: 1. There is no Bill of Assurance for this acreage tract. 2. Provide information on building design; number of stories, building materials, roof design, etc... 3. Provide days and hours of typical operation. 4. Are any other uses proposed such as day care center, Mother's day out program or private school. 5. Provide seating capacity in main worship areas. 6. Provide signage plan. 7. Locate and describe site lighting. 8. Locate and describe existing and proposed fencing. 9. Indicate areas on site plan to be left undisturbed. 10. Locate dumpster/trash area and required screening. Variance/Waivers: • None requested. Public Works: 1. Colonel Glenn Rd 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. At the time of 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. 3. At the time of construction, obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4. At the time of construction, 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. 5. At the time of construction provide a Sketch Grading and Drainage Plan as required per Sec. 29-186 (e). 6. At time of construction, storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 7. At the time of construction, street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 8. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 9. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 10. Show the 100 year floodplain and floodway delineations on the site plan. 11. At the time of construction, provide 100% bridge or box culvert construction on arterial streets for the initial 15 ft of span length. The applicant will be responsible to one half of initial 15 ft of span length. Usually, an in lieu payment is received for bridge improvements. 12. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements to serve property shown. ITEM NO.: 15. CON'T Z-8303 Entergy: No comment received. Centerpoint Energy: Approved as submitted. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. Capital Investment Charge based on the size of meter(s) in addition to normal charges. Additional fire hydrant(s) may 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). 20-inch main appears to be on the south side of Colonel Glenn Rd in this area. Fire Department: Fire hydrants will be required. County Planning: No comments. CATA: The site is located on a CATA bus route. Planning Division: No comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. A small amount of building landscaping is required. The landscape ordinance requires that eight percent (8%) of the interior of the parking lot be allocated for green space or interior islands. These islands are to be a minimum of one hundred and fifty (150) square foot in area and seven and one-half (7'6") foot wide in width to satisfy this minimal landscaping requirement. Currently, the site plan reflects zero. An automatic irrigation system to water newly landscaped areas will be required. Prior to the issuance of a building permit, a landscape plan with the seal of a Registered Landscape Architect must be submitted for approval. 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 preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff issues and four (4) copies of revised site plan no later than Wednesday January 2, 2008. Required notices must be sent no later than January 2, 2008 and proof of notice returned to staff by January 11, 2008.