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HomeMy WebLinkAboutZ-4032-B Staff AnalysisDecember 7, 2000 ITEM NO.: 13 FILE NO.: Z -4032-B NAME: Access Academy - Revised Conditional Use Permit LOCATION: 10,618 Breckenridge Drive OWNER/APPLICANT: The Bible Church of Little Rock / Lynn O'Conner, Access Academy PROPOSAL: To amend an existing conditional use permit in order to convert a church and church related school use to a private school for students with learning challenges on property zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This 4 acre site is located on the north side of Breckenridge Drive, just west of I-430. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed site is zoned R-2, Single Family Residential, and is surrounded by R-2 zoning. The Bible Church and Walnut Valley Christian Academy have existed on this site for years and except for some traffic problems at times, Staff believes they have been compatible with the neighborhood. The proposed school would be smaller than the two current uses and be active only during normal school hours during the week. The parking requirements would be contained within the existing parking area without using Breckenridge for parking once the use has changed over completely to Access. Staff believes the proposed school would be compatible with the neighborhood. The Walnut Valley Neighborhood Association, all property owners within 200 feet, and all residents within 300 feet that could be identified, were notified of the public hearing. December 7, 2000 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -4032-B 3. ON SITE DRIVES AND PARKING: 4. 5. 6. There are two existing drives from Breckenridge Drive and approximately 100 parking spaces that will not change. Parking for a school is based on varying requirements for different grade levels. Based on the figures provided by Access personnel for the number of students in each group of grade levels, the total requirement for their final proposed maximum enrollment would be 66 spaces. SCREENING AND BUFFERS: No comment. PUBLIC WORKS COMMENTS: If any exterior construction is accomplished the following apply: a. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. b. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. c. Plans of all work in right-of-way shall be submitted for approval prior to start of work. UTILITY AND FIRE DEPT. COMMENTS: Water: No objection. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: Approved as submitted. Entergy: Approved as submitted. Fire Department: Approved as submitted. CATA: Site is near bus route #8 and has no effect on bus radius, turnout and route. 2 December 7, 2000 SUBDIVISION ITEM NO.: 13 (Cont. 7. STAFF ANALYSIS: FILE NO.: Z -4032-B The applicant has requested to amend an existing conditional Use permit to change the use of this property from a church and church related school, to a private school. The main goal of the Access School program is to provide a hands-on, individualized curriculum for children who are challenged by a number of learning differences. They work with preschool through age 15. A primary goal is to prepare children with learning challenges to enter the regular school system. They do not accept children with discipline problems or "delinquent" children. The Bible Church of Little Rock and Walnut Valley Christian Academy have existed at this site since 1986. They will move out in a phased approach. The plan is for the church to be gone by December 31, 2002, and the school to be gone by July 1, 2003. During Phase I Walnut Valley would give up at least six classrooms to Access Schools in the area in the rear of the main church building. They would continue to use buildings B and C. The church would remain as it is. All three would share the area directly behind the main sanctuary labeled as the library and fellowship hall. Over time as new facilities are ready, the school and church will vacate space. By July, 2003 the Access Schools would have taken over the entire complex. Access would use existing facilities with no exterior changes proposed, so siting of facilities is not an issue. There would be minimal change in traffic flow in Phase I since Access would use the space used by Walnut Valley with about the same number of children, but with no increase. Eventually as Walnut Valley vacates more space, and particularly when the church leaves, the traffic would decrease and there would not be parking along Breckenridge. Access would have a maximum enrollment of 200 students. Walnut Valley has a current enrollment of about 250. 'The Access School has also requested that they be allowed to install a second ground monument style sign on the site with a two foot by four foot sign face, to be used during the transition period. The Bible Church already has a sign on the site. Once Access is the only one using the site 3 December 7, 2000 SUBDIVISION ITEM NO.: 13 (Cont.) FILE NO.: Z -4032-B they would eliminate one of the two signs and ultimately have only one sign. Staff believes this is reasonable as long as the total sign structure is no more than six feet tall. Staff believes that this use would be compatible with the neighborhood and ultimately result in a smaller volume of students and traffic. Once the church leaves, the Sunday traffic would drop to zero and there would no longer be a need to have parking along Breckenridge, except on rare occasions when a large function takes place at the school. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. If any exterior lighting is added, it must be low intensity and directed downward and inward to the property and not towards any residential zoned area. b. Two signs would be allowed initially as proposed, but once only Access Schools is operating at this site, only one sign would be allowed. The initial additional Access sign would be limited to a two foot by four foot sign face with an overall maximum height of six feet. SUBDIVISION COMMITTEE COMMENTS: (NOVEMBER 16, 2000) Bill Spivey was present representing the application. Staff gave a brief description of the proposal, briefly reviewing the comments provided to the applicant. Brief discussions occurred regarding signs and timing of the phased transition. The applicant confirmed that there would not be any residential element to their program and that they do not accept children with behavioral problems. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. 4 December 7, 2000 SUBDIVISION ITEM NO.: 13 (Cont.) PLANNING COMMISSION ACTION: FILE NO.: Z -4032-B (DECEMBER 7, 2000) Bill Spivey was present representing the application. There were no registered objectors present. Staff presented the item with a recommendation for approval subject to compliance with the conditions listed under "Staff Recommendation," paragraph 8 above. Russell Lemond, President of the Walnut Valley Homeowners Association, asked to make a general statement. He stated that Walnut Valley Association is neutral on the issue. He asked that the Planning Commission and the Board of Directors work together to change the process for how conditional use permits are issued, review the kind of things that are allowed under conditional use permits, and also consider reviewing conditional use permit items more closely in the future. No specifics were given. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations. The vote was 8 ayes, 0 nays and 3 absent. 5