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HomeMy WebLinkAboutZ-8511 Staff AnalysisFILE NO.: Z-8511 NAME: The City Church Short -form PID LOCATION: Located at 2201 Brookwood Drive DEVELOPER: The City Church Mr. Brad Newcomb P.O. Box 283 Benton, AR 72018 .qi IRVFY( pR White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 5.26 acres CURRENT ZONING ALLOWED USE MBER OF LOTS: 1 1-2, Light Industrial Industrial PROPOSED ZONING: PID FT. NEW STREET: 0 LF PROPOSED USE: 1-2, Light Industrial District uses and add a church as an allowable use VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The property is located at 2201 Brookwood Drive. The City Church is proposing to occupy lease space Suite 111. The property is currently zoned 1-2, Light Industrial District which does not allow a church as an allowable use. The request is to rezone the site to PID to add a church as an allowable use for the property. The church is proposing to occupy 15,480 square feet of an existing 92,880 square foot building. FILE NO.: Z-8511 (Cont. The City Church is a non-profit church that began in January 2009. Since that time the church has grown from about 25 persons to over 100 attendees. With the growth the church must relocate and desires to relocate to the Riverdale area of Little Rock. Services are held on weekends. Currently there is one service on Sunday at 10:20 am but the church hopes to add additional services as they grow. The church provides regular business office hours with several employees/volunteer staffing the office Monday through Friday. The noise level will be kept at a normal level during working hours and the church will be abiding by noise ordinances throughout the week and on weekends. There are parking spaces that come along with the space and the leasing agent, Capital Properties, LLC, has given permission to use the building's additional parking on weekends. There are a total of 49 parking spaces located in the front of the building and additional parking is located in the rear of the building for a total of 125 parking spaces. Any additional activities that the church will have fall under normal church activities such as the neighborhood community service projects. The City Church works with local agencies to help feed and cloth the homeless. The church will not be a soup kitchen or provide a clothes shelter at this location. B. EXISTING CONDITIONS: This area of Riverdale is developed with a mix of single-family residential, multi -family residential, office and office/warehouse. This building is constructed as an office/warehouse building with multiple tenants. Brookwood Drive is constructed as a commercial street. There is not a sidewalk in place the entire length of Brookwood Drive. To the west of the site is a railroad abutting Rebseman Park Road and further west is a single-family subdivision. To the east are offices and a multi -family development fronting Riverfront Drive. To the north is vacant industrially zoned property and further north is a multi -family development also fronting Riverfront Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. The area is located near the Sherril Heights Neighborhood Association boundary but there is not a contact person for this association listed in the City maintained data base for Neighborhood Associations. D. Public Works Conditions - Utilities and Fire Department/County Plannin : Since the request did not involve changes to the site plan and were only modifications to the allowable uses and the percentage of use mix staff did not route this item to the various departments and agencies for comment. PA FILE NO.: Z-8511 (Cont. E. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) The applicant was not present. Staff stated the item was not routed to various agencies for review since the request was to rezone the site to PID to allow a church to utilize the site. Staff stated a church was proposing to occupy a portion of the office/warehouse building located on Brookwood Drive. Staff stated the applicant had indicated the developer had agreed to allow the church to utilize the parking located on the site during worship services. Staff stated the remaining businesses were typically not open during the church worship hours. Staff stated 1-2, Light Industrial District uses would also be allowed for the site. Staff stated they would contact the applicant to address any outstanding issues associated with the request prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The applicant submitted a revised cover letter addressing issues raised by staff concerning the proposed development. The church is proposing to lease 15,480 square feet of the existing 92,880 square foot office/warehouse building. The church is proposed with a seating capacity of 225 in the main auditorium and 75 in the children's ministry area. Church services are proposed on Sunday only. There are one (1) to eight (8) employees at the site during the business week. The lease space has twenty-one (21) parking spaces designated to the space. There are approximately one hundred twenty-five (125) parking spaces available on weekends and the applicant has provided a lease agreement from the owner giving permission to utilize the additional parking provided the parking is not required of other businesses located within the development. Seating for church activities is calculated at one (1) parking space for every four (4) seats in new principal assembly areas or additions to currently existing structures. Choir seating and areas for folding chairs shall be counted. Twenty (20) inches on a pew shall be considered one seat. Based on the typical parking required for this church, a total of seventy-five (75) parking spaces would be required. Signage is proposed consistent with the lease agreement between the property owner and the City Church. The lease agreement indicates the ability to place signage on the front face of the entrance canopy or sign plaque of the building. The lettering of the sign is limited to ten (10) inches in height. Lettering may also be placed on the entrance door or upon the plate glass windows of the leased premises provided the lettering not exceed sign (6) inches in height. It does not appear ground signage is permitted under the lease agreement. K FILE NO.: Z-8511 According to the applicant any additional activities that the church may participate in fall under normal church activities such as the neighborhood community service projects. The City Church presently works with local agencies to help feed and cloth the homeless but the church will not be a soup kitchen or provide a clothes shelter at this location. Should these activities be desired in the future the applicant will be required to revise the PID to allow such activities to occur. Staff is supportive of the request. The property is currently zoned 1-2, Light Industrial District which does not allow a church as an allowable use. The applicant is requesting to rezone the site to PID to add a church as an allowable use for the property. There will be no exterior modifications to the site only interior cosmetic modifications. The site is located within an area that has developed with office and office/warehouse uses. There is multi -family located across Brookwood Drive but this building faces the rear of the multi -family development. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the allowance of a church on this site should have minimal impact on the area. G. STAFF RECOMMENDATION: Staff recommends approval of the request to add a church as an allowable uses for the site maintaining 1-2, Light Industrial District uses also as allowable uses. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant was present. There was one registered objector present. Staff presented the item with a recommendation of approval of the request to add a church as an allowable uses for the site maintaining 1-2, Light Industrial District uses also as allowable uses. Mr. Darren Neely addressed the Commission on behalf of the City Church. He stated the church started meeting in the Statehouse Convention Center and later moved to Capitol and Broadway. He stated the building sold and the church lost their lease necessitating them to move to the Riverdale area. He requested to yield to the opposition and save the remainder of his time for rebuttal. Ms. Mary V. Rush addressed the Commission in opposition of the request. She stated there were to many unanswered questions concerning the church, their mission statement and their activities. She stated the building had limited access and parking and questioned if the building was safe for this type occupancy. She stated the church indicated they would not be a soup kitchen but there were other churches which handed out "sack lunches" out the back door and were not considered a soup kitchen. She stated the area had two homeless camps located just south of the church site. She stated she did not feel this site was adequate for a church. a] FILE NO.: Z-8511 (Cont.) Mr. Neely addressed the Commission stating the Fire Marshal and City Building Code staff had visited the building and felt the building safe for this type use. He stated there were minor modification to be completed such as panic bars and replacement of an exit sign. He stated based on their former location the church as very familiar with the homeless and issues related to the homeless. He stated the church worked directly with Union Rescue Mission and any request for assistance were referred to the Union Rescue Mission. He stated the church was affiliated with the Southern Baptist Convention and followed the Southern Baptist doctrine. There wa"s a general discussion by the Commission concerning the proposed use and the appropriateness of the use in this location. Commissioner Laha questioned the bays the church was occupying. Mr. Neely stated the church was occupying suites 107 and 108. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 1 noes and 0 absent. 5 January 14, 2010 ITEM NO.: 7 NAME: The City Church Short -form PID LOCATION: Located at 2201 Brookwood Drive DEVELOPER: The City Church Mr. Brad Newcomb P.O. Box 283 Benton, AR 72018 SURVEYOR: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 FILE NO.: Z-8511 AREA: 5.26 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: 1-2, Light Industrial ALLOWED USE: Industrial PROPOSED ZONING: PID PROPOSED USE: 1-2, Light Industrial District uses and add a church as an allowable use VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The property is located at 2201 Brookwood Drive. The City Church is proposing to occupy lease space Suite 111. The property is currently zoned 1-2, Light Industrial District which does not allow a church as an allowable use. The request is to rezone the site to PID to add a church as an allowable use for the property. The church is proposing to occupy 15,480 square feet of an existing 92,880 square foot building. January 14, 2010 SUBDIVISION ITEM NO.: 7 (Cont. FffiIW:80[0JMM— 1K The City Church is a non-profit church that began in January 2009. Since that time the church has grown from about 25 persons to over 100 attendees. With the growth the church must relocate and desires to relocate to the Riverdale area of Little Rock. Services are held on weekends. Currently there is one service on Sunday at 10:20 am but the church hopes to add additional services as they grow. The church - provides regular business office hours with several employees/volunteer staffing the office Monday through Friday. The noise level will be kept at a normal level during working hours and the church will be abiding by noise ordinances throughout the week and on weekends. There are parking spaces that come along with the space and the leasing agent, Capital Properties, LLC, has given permission to use the building's additional parking on weekends. There are a total of 49 parking spaces located in the front of the building and additional parking is located in the rear of the building for a total of 125 parking spaces. Any additional activities that the church will have fall under normal church activities such as the neighborhood community service projects. The City Church works with local agencies to help feed and cloth the homeless. The church will not be a soup kitchen or provide a clothes shelter at this location. B. EXISTING CONDITIONS: This area of Riverdale is developed with a mix of single-family residential, multi -family residential, office and office/warehouse. This building is constructed as an office/warehouse building with multiple tenants. Brookwood Drive is constructed as a commercial street. There is not a sidewalk in place the entire length of Brookwood Drive. To the west of the site is a railroad abutting Rebseman Park Road and further west is a single-family subdivision. To the east are offices and a multi -family development fronting Riverfront Drive. To the north is vacant industrially zoned property and further north is a multi -family development also fronting Riverfront Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the public hearing. The area is located near the Sherril Heights Neighborhood Association boundary but there is not a contact person for this association listed in the City maintained data base for Neighborhood Associations. 4 January 14, 2010 SUBDIVISION NO.: 7 (Cont. FILE NO.: Z-8511 D. Public Works Conditions - Utilities and Fire Department/CountyDepartment/County Planni Since the request did not involve changes to the site plan and were only modifications to the allowable uses and the percentage of use mix staff did not route this item to the various departments and agencies for comment. E. SUBDIVISION COMMITTEE COMMENT: (December 22, 2009) The applicant was not present. Staff stated the item was not routed to various agencies for review since the request was to rezone the site to PID to allow a church to utilize the site. Staff stated a church was proposing to occupy a portion of the office/warehouse building located on Brookwood Drive. Staff stated the applicant had indicated the developer had agreed to allow the church to utilize the parking located on the site during worship services. Staff stated the remaining businesses were typically not open during the church worship hours. Staff stated 1-2, Light Industrial District uses would also be allowed for the site. Staff stated they would contact the applicant to address any outstanding issues associated with the request prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. F. ANALYSIS: The applicant submitted a revised cover letter addressing issues raised by staff concerning the proposed development. The church is proposing to lease 15,480 square feet of the existing 92,880 square foot office/warehouse building. The church is proposed with a seating capacity of 225 in the main auditorium and 75 in the children's ministry area. Church services are proposed on Sunday only. There are one (1) to eight (8) employees at the site during the business week. The lease space has twenty-one (21) parking spaces designated to the space. There are approximately one hundred twenty-five (125) parking spaces available on weekends and the applicant has provided a lease agreement from the owner giving permission to utilize the additional parking provided the parking is not required of other businesses located within the development. Seating for church activities is calculated at one (1) parking space for every four (4) seats in new principal assembly areas or additions to currently existing structures. Choir seating and areas for folding chairs shall be counted. Twenty (20) inches on a pew shall be considered one seat. Based on the typical parking required for this church, a total of seventy-five (75) parking spaces would be required. 3 January 14, 2010 RI IRnwiSIr)N ITEM NO.: 7 FILE NO.: Z-8511 Signage is proposed consistent with the lease agreement between the property owner and the City Church. The lease agreement indicates the ability to place signage on the front face of the entrance canopy or sign plaque of the building. The lettering of the sign is limited to ten (10) inches in height. Lettering may also be placed on the entrance door or upon the plate glass windows of the leased premises provided the. lettering not exceed sign (6) inches in height. It does not appear ground signage is permitted under the lease agreement. According to the applicant any additional activities that the church may participate in fall under normal church activities such as the neighborhood community service projects. The City Church presently works with local agencies to help feed and cloth the homeless but the church will not be a soup kitchen or provide a clothes shelter at this location. Should these activities be desired in the future the applicant will be required to revise the PID to allow such activities to occur. Staff is supportive of the request. The property is currently zoned 1-2, Light Industrial District which does not allow a church as an allowable use. The applicant is requesting to rezone the site to PID to add a church as an allowable use for the property. There will be no exterior modifications to the site only interior cosmetic modifications. The site is located within an area that has developed with office and office/warehouse uses. There is multi -family located across Brookwood Drive but this building faces the rear of the multi-famiiy development. To staff's knowledge there are no outstanding technical issues associated with the request. Staff feels the allowance of a church on this site should have minimal impact on the area. G. STAFF RECOMMENDATION: Staff recommends approval of the request to add a church as an allowable uses for the site maintaining 1-2, Light Industrial District uses also as allowable uses. PLANNING COMMISSION ACTION: (JANUARY 14, 2010) The applicant was present. There was one registered objector present. Staff presented the item with a recommendation of approval of the request to add a church as an allowable uses for the site maintaining 1-2, Light Industrial District uses also as allowable uses. Mr. Darren Neely addressed the Commission on behalf of the City Church. He stated the church started meeting in the Statehouse Convention Center and later moved to Capitol and Broadway. He stated the building sold and the church lost their lease 51 January 14, 2010 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: Z-8511 necessitating them to move to the Riverdale area. He requested to yield to the opposition and save the remainder of his time for rebuttal. Ms. Mary V. Rush addressed the Commission in opposition of the request. She stated there were to many unanswered questions concerning the church, their mission statement and their activities. She stated the building had limited access and parking and questioned if the building was safe for this type occupancy. She stated the church indicated they would not be a soup kitchen but there were other churches which handed out "sack lunches" out the back door and were not considered a soup kitchen. She stated the area had two homeless camps located just south of the church site. She stated she did not feel this site was adequate for a church. Mr. Neely addressed the Commission stating the Fire Marshal and City Building Code staff had visited the building and felt the building safe for this type use. He stated there were minor modification to be completed such as panic bars and replacement of an exit sign. He stated based on their former location the church as very familiar with the homeless and issues related to the homeless. He stated the church worked directly with Union Rescue Mission and any request for assistance were referred to the Union Rescue Mission. He stated the church was affiliated with the Southern Baptist Convention and followed the Southern Baptist doctrine. There was a general discussion by the Commission concerning the proposed use and the appropriateness of the use in this location. Commissioner Laha questioned the bays the church was occupying. Mr. Neely stated the church was occupying suites 107 and 108. There was no further discussion of the item. The chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 10 ayes, 1 noes and 0 absent. 5 ITEM NO.: 7. NAME: The City Church Short -form PID LOCATION: located at 2201 Brookwood Drive Plannina Staff Comments: Z-8511 1. Provide notification of all property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 30, 2009. The Office of Planning and Development must receive the proof of notice no later than January 8, 2010. 2. Provide the number of employees at the church during the business week. 3. Provide the seating capacity of the church facility including any choir areas. Seating is calculated at one space for every four sets in new principal assembly areas or additions to currently existing structures. Choir seating and areas for folding chairs shall be counted. Twenty inches on a pew shall be considered one seat. Stacked parking may be authorized by the planning commission at the time of site plan review. 4. Provide the total number of parking spaces available to serve the church and provide written permission from the property owner allowing the church to use the parking on the site. 5. Provide details of any proposed signage including location, total height and total area. 6. Provide the total square footage proposed to be leased by the Church- Variance/Waivers: None requested. Since the request did not involve changes to the site plan and were only modifications to the allowable uses and the percentage of use mix staff did not route this item to the various departments and agencies for comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 30, 2009. Item # 7.