Z-5683-A Staff AnalysisJuly 23, _ 1998
ITEM NO.: 15
NAME:
LOCATION•
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location.:
FILE NO.: Z -5683-A
Montessori School - Revised
Conditional Use Permit
3704 Woodland Heights Road
Arkansas Montessori Society,
Inc.
To allow an expansion of the
existing school building to
provide a nap room and an
after school activity room.
There is no proposed increase
in enrollment. The property
is zoned R-2.
The site is located on the southwest corner of the
intersection of Woodland Heights Road, Pleasant Forest
Drive and Rodney Parham Road.
2. CoMpatibility Compatibilitywith Neighborhood:
This site is located in an area of mixed residential and
office zoning. There are single family residences to
the west, northwest, and southeast. Adjacent to the
south are some woods and the 20± acre tract B'Nai Israel
Temple property. To the north and northeast are offices
in single and multi -story buildings.
With attention given to landscaping, the proposed
expansion should continue to be compatible with the
neighborhood.
The Pleasant Valley and Pleasant Forest Neighborhood
Associations were notified of the public hearing.
3. On -Site Drives and Parking:
Currently, there is a single driveway that enters the
property from a three-way intersection at an awkward
point. The applicant and Public Works have worked out
a joint redesign plan of this part of the intersection
to improve its layout and function. Staff recommends
those changes be deferred until the city is prepared to
July 23_, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.)
FILE NO.: Z -5683-A
do its part. Those changes are shown on the revised
site plan drawing.
The applicant will obtain a franchise to allow for part
of the parking lot to be in the street right-of-way.
There are currently 13 parking spaces on site. No
increase in students or employees is proposed. So no
increase in parking would be required.
4. Screening and Buffers:
A landscaping upgrade toward compliance with the
landscape ordinance will be required equal to the
expansion proposed.
5. Public Works Comments:
1. Stormwater detention Ordinance applies to this
property.
2. Provide design of streets conforming to "MSP"
(Master Street Plan). Construct one-half street
improvement to these streets including 5 foot
sidewalks with planned development.
3. Dedicate radial right-of-way (201).at-corner of
Woodland Heights and Pleasant Forest Drive.
6. Utility and Fire Department Comments:
Water: No objection.
Wastewater: Existing sewer Service location unknown.
Sewer main extension required with easements to
extend existing Utility mains to property.
Southwestern Bell: Approved as submitted.
ARKLA and AP&L: No Comments received.
Fire Department: Show an access to rear of building.
CATA: This site is on a part-time CATA bus route.
7. Staff Analysis:
The Montessori School is a nonconforming use, existing
prior to this area's annexation in 1974.
The proposed improvements are not designed to allow for
an increase in the school's enrollment, so the parking
requirement will not increase.
F,
July 23, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -5683-A
In June of 1993, a conditional use permit was approved
for a larger expansion in the same location. The
ordinance requires that building permits must be
acquired within three years from the date of approval
or the conditional use permit will be revoked. This
conditional use permit expired June 1, 1996 since no
permitting action was taken. This latest application
is for a smaller expansion at basically the same
location and for the same purpose.
Public Works and the applicant have worked out an
agreement to coordinate street improvements and
driveway relocation with the City's future project to
rework this intersection. Parking in the right-of-way
will be permitted through a franchise. A drawing
showing this plan has been included as part of this
write-up.
With the required upgrade in landscaping and screening
the single family residence, adjacent to the west,
staff is supportive of this application with the
understanding that there will be no increase in the
enrollment of children or the number of employees.
Also with the understanding that the school will -
provide their part of the rework of the intersection at
the time the City is ready to do that project.
8. Staff Recommendation:
Staff recommends approval of the conditional use permit
subject to compliance with the City's landscape
ordinance and Public Works comments. Particular
attention is needed in screening the residential
property adjacent to the west, upgrading overall
landscaping based on the building expansion, and
accepting responsibility for their share of the street
improvements and rebuilding of their entry on to
Pleasant Forest Drive. A bond or letter of credit for
the improvements should be required prior to issuing
any building permits.
SUBDIVISION COMMITTEE COMMENT: (JULY 2, 1998)
Louise Boyd and Bill Keathley were present representing the
application. Staff gave a brief description of the
proposal.
The applicant stated they have reduced the size of the
building and will submit a revised site plan reflecting
that. Some discussion took place between the applicant and
Public Works explaining their comments and the need to
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July 23, 1998
SUBDIVISION
ITEM NO.: 15 (Cont.) FILE NO.: Z -5683-A
redesign the access driveway to the school. The applicant
agreed to meet with Traffic Engineering to work out the
access changes and the parking in the right-of-way.
Staff also mentioned the need to show an access point that
would allow fire department access to the rear of the
building.
The Committee accepted the application and forwarded it on
to the full Commission pending receipt of revised site plan
and there being a meeting with Traffic Engineering.
STAFF UPDATE:
A meeting took place between the applicant and Traffic
Engineering in which they worked out a plan to improve the
access flow to and from the school. Also a franchise will
be issued to allow for the parking area into the right-of-
way. A revised site plan has been received showing a gate
in the fence for fire department access, revised building
size and driveway changes.
PLANNING COMMISSION ACTION: (JULY 23, 1998)
Louise Boyd and Bill Keathley were present representing the
application. There were no objectors present. Staff
presented the item with a recommendation for approval
subject to compliance with the conditions noted in staff's
recommendations and staff update comments. Applicant will
obtain a franchise as noted and contribute their share of
the street improvements as agreed to with the City Traffic
Engineer, when the City does reconstruct this intersection.
The item was placed on the Consent Agenda and approved as
recommended by staff and as noted above. The vote was
11 ayes, 0 noes and 0 absent.
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