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HomeMy WebLinkAboutZ-8905 Staff AnalysisJanuary 30, 2014 ITEM NO.: 3 FILE NO.: Z-8905 NAME: Parkview Christian Church — Conditional Use Permit LOCATION: 15108 Kanis Road OWNER/APPLICANT: David DePoyster Family/Parkview Christian Church PROPOSAL: A conditional use permit is requested to allow a church to locate on this R-2 zoned tract; utilizing the existing buildings. 1. SITE LOCATION: The site is located on the east side of Kanis Road, a little to the south of Pride Valley Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: A single family neighborhood is adjacent to the east. Another single family development is located across Kanis Road to the west. Baker Elementary School is located to the southwest. Office zoned properties are adjacent to the north, extending to the commercial developments near the Kanis/Chenal intersection. This small church proposes to utilize the existing residential and accessory buildings. A small parking lot will be built. Screening and buffers will separate the church site from the adjacent residential properties. Use of this site for a small church appears to be compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Parkway Place Neighborhood Association. 3. ON SITE DRIVES AND PARKING: Two driveways which currently exist will continue to be used. One will be one-way entrance only and the other will be one-way exit only. A 14 space parking lot will be built behind the house. The Phase I worship area (in the house) will have a seating capacity of 35 persons, requiring 9 parking spaces. The Phase II worship area (using the building at the rear of the site) will have a seating capacity of 45 persons, requiring 11 parking spaces. 4. SCREENING AND BUFFERS: 1. Site plan must comply with the City's Landscape and Buffer ordinance requirements. January 30, 2014 ITEM NO.: 3 Cont. FILE NO.: Z-8905 2. The property located south and east of the site is zoned R-2, a land use buffer will need to be provided as per Zoning Ordinance Section 36-522. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required to be placed upon the property line side of a buffer. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). Interior islands must be a minimum of one hundred and fifty feet in area to qualify and be seven and one half feet in width. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. 5. Note the type of edging to be used around planting in vehicular use areas. Planting and turf areas must be protected with curbing or other vehicular use controls. 5. PUBLIC WORKS COMMENTS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way forty-five (45) feet from centerline will be required. 2. At the time the existing structures and the parking lot are expanded beyond the current proposal, the two existing driveways must be combined to one driveway. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Contact Jim Boyd at 688-1414. Entergy: Entergy has no issue with using the existing building as a church. A note on the print indicates "light pole to be removed". The customer will need to contact Entergy to coordinate as this pole may be the source of electricity for 15108 Kanis Road. 6 January 30, 2014 ITEM NO.: 3 (Cont.) FILE NO.: Z-8905 Centerpoint Energy: No comment received. 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. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No Comments. CATA: This site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (JANUARY 8, 2014) Scott Foster and Pastor Stan McDougal were present. Staff presented the item and noted there was little additional information needed. Staff asked that the applicants provide the total seating capacity of the Phase I and Phase II worship areas. In response to a question from staff, Pastor McDougal stated there would 3 January 30, 2014 ITEM NO.: 3 (Cont.) FILE NO.: Z-8905 be no other use such as a private school or day care. Staff asked that the typical days and hours of activities be provided. Staff asked for a signage plan and suggested that signage should comply with that allowed in office and institutional zones. Public Works and Landscape Comments were discussed. Staff commented that any expanded development of the site, beyond what was being proposed under this CUP application, would require combining the two driveways into one. Wastewater Utility Comments were discussed. It was noted that sewer service was not easily accessible and a sewer main would need to be extended down Kanis Road to Cooper Orbit Road if sewer service was required. Staff stated either Health Department approval of a septic system or the sewer connection would have to be provided prior to occupancy of the site by the church. The applicant was advised to submit responses to staff issues by Wednesday, January 15, 2014. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned property located at 15108 Kanis Road is occupied by a one-story single family residential structure and a detached, block workshop building. The house contains 1,473 square feet and the workshop contains 1,650 square feet. Parkview Christian Church is requesting approval of a conditional use permit to allow the church to occupy the property. The church is in a transitional location after having sold its property at 9300 Geyer Springs Road. The church was established in 1956. The church proposes to use this Kanis Road property under a two-phase development plan. Phase I involves conversion of the house into worship, fellowship, classroom and office space. The seating capacity in the worship area is 35 persons. A 14 space, asphalt -paved parking lot will be constructed behind the house. In Phase II, the workshop building will be converted into worship and fellowship space with a seating capacity of 45 persons in the worship area. The house will be used for classroom and office space. Signage will include a wall sign and a ground -mounted sign. Signage will comply with that allowed in office and institutional zones. Days and hours of activities will be as are typical for a small church. No additional activities such as day care or private school are proposed. 4 January 30, 2014 ITEM NO.: 3 (Cont. FILE NO.: Z The church is proposing to utilize a septic system as the cost of extending a sewer main is now cost prohibitive. Proof of Health Department approval of the septic system will be provided prior to issuance of any permits to accommodate the church's development of the site. To staff's knowledge there are no outstanding issues. Allowing the use of this property for a small church appears to be a reasonable use which is compatible with uses in the area. There is apparently no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP 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. Compliance with all applicable building codes and fire codes for conversion of this residential structure into a church. 3. Provide proof of Health Department approval of a septic system or make connection to Little Rock Wastewater Utility Sewer prior to issuance of permits for development of the site for the church. PLANNING COMMISSION ACTION: (JANUARY 30, 2014) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 5 SUBDIVISION COMMITTEE COMMENTS JANUARY 8, 2014 ITEM NO.: 3. PARKVIEW CHRISTIAN CHURCH CONDITIONAL USE PERMIT — 15108 KANIS ROAD Z-8905 Planning Staff Comments: l . There is apparently no Bill of Assurance for this acreage tract. 2. Provide maximum total seating capacity of the Phase I and Phase II worship areas. 3. Are any other uses requested such as day care, private school or Mother's day out program? 4. Provide signage plan (should comply with signage allowed in office and institutional zones). 5. Provide typical days and hours of activities. 6. Must provide proof of Health Department approval of a septic system or make connection to Little Rock Wastewater Utility sewer prior to occupancy of the site by the church. See Little Rock Wastewater comment. Variance/Waivers: • None requested Public Works: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way forty- five (45) feet from centerline will be required. 2. At the time the existing structures and the parking lot are expanded, the two existing driveways must be combined to one driveway. 3. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. If disturbed area is one or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. Utilities and Fire Department/CounV Planning: Wastewater: Sewer main extension required with easements if sewer service is required for this project. Contact Jim Boyd at 688-1414. Entergy: Entergy has no issue with using the existing building as a church. A note on the print indicates "light pole to be removed". The customer will need to contact Entergy to coordinate as this pole may be the source of electricity for 15108 Kanis Road. Centerpoint Energy: No comment received. 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. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. ITEM NO.: 3. (CON'T) (Z-8905 Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No Comments. CATA: This site is not located on a CATA bus route Planning Division: No Comments. Landscape: 1. Site plan must comply with the City's minimal Landscape and Buffer ordinance requirements. 2. The property located south and east of the site is zoned R-2, a land use buffer will need to be provided as per Zoning Ordinance Section 36-522. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required to be placed upon the property line side of a buffer. 3. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). Interior islands must be a minimum of one hundred and fifty feet in area to qualify and be seven and one half feet in width. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of six (6) inch caliper or larger. 5. Note the type of edging to be used around planting in vehicular use areas. Planting and turf areas must be protected with curbing or other vehicular use controls. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday January 15, 2014. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feet of the site no later than Wednesday January 15, 2014. The City -provided notice form must be used. Proof of notice is to be provided to staff no later than January 24, 2014.