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HomeMy WebLinkAboutZ-5786 Staff AnalysisFebruary 8 1994 ITEM NO.: 8 FILE NO.: Z-5785 NAME: LOCATION- OWNER/APPLICANT: OCATIOOWNER APPLICANT• PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Southwest Christian Academy - Conditional Use Permit 11301 Geyer Springs Road James R. Stewart, Jr. A conditional use permit is requested to allow for the construction of a private school/day care on this R-2 zoned, 3.5 acre site. The proposed enrollment will be 240 children, ages infant through 9th grade. The proposed school site is located on the east side of Geyer Springs Road, approximately 1/4 mile south of Mabelvale Cutoff. 2. CoMpatibility Compatibilitywith Nei hborhood Southwest Christian Academy has been operating out of Charity Community Church, located next to this site, for seven years. The school is not associated with the church but has been leasing space within the church. The applicant has now reached the point where he can build a separate facility for the school and relocate from the church building. Other than the church and an adjacent cemetery, there are no other uses in the immediate vicinity. This property is located in a rural area comprised mainly of large tracts of vacant, heavily wooded land. The proposed use will be compatible with the neighborhood. 3. Oxi-Site Drives and Parkincr The proposed enrollment of the day care/private school is 240 children, ages infant through 9th grade. The parking requirement is determined by the number of classrooms and employees. Each age group has a different requirement. The applicant must provide greater details on the number of classrooms and the proposed enrollment by age and grade. February 8; 1994 ITEM NO.: 8 Continued FILE NO.: Z--5786 4. screening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. A six foot high opaque screen is required to screen this site from the adjacent residentially zoned property to the north, south and east. 5. Cit En ineer Comments Dedicate right-of-way on Geyer Springs Road to 45 feet from centerline. Construct Master Street Plan improvements to minor arterial standard on Geyer Springs Road. Detention and Excavation Ordinances apply. 6. Utility Comments A sewer main extension is required with easements. No water service is available at this time. A water main extension would be required. Arkansas Power and Light has existing facilities on this site servicing the church and school. If it has to be relocated, cost may be involved. Also, a new easement for the new relocated line must be obtained. 7. AnalySis The proposal before the Commission is a conditional use permit to allow for the construction of a private school/daycare on this R-2 zoned property. Staff is supportive of the proposal; however, there are issues which must be resolved. A portion of this site was created by an illegal subdivision of the adjacent church property. The eastern 2.42 acres of this site was recently purchased from the church without benefit of a proper/legal subdivision taking place. This can be resolved by Mr. Stewart and Charity Community Church working together to create a two lot plat, combining all of Mr. Stewart's property into one lot and leaving the remaining church property as a second lot. It is possible that the Commission could approve Mr. Stewart's application subject to the subdivision issue being resolved prior to any building permit being issued for Southwest Christian Academy. The church/day care currently has an enrollment of 187 children. The applicant proposes to increase that enrollment to 240. Greater details are needed on the number of employees and classrooms and on the proposed enrollment by age and grade. 2 February 8, 1994 ITEM NO.: 8 Continued FILE NO.: Z-5786 The applicant has mentioned a shared parking arrangement with the church. A letter must be provided by the church agreeing to this arrangement and allowing for a minimum of five year's use of the church parking lot. The applicant proposes to relocate three portable classroom buildings from the church site which will be used for a period not to exceed three years. A three year deferral of the requirement to pave the back 17 parking spaces and driveway is requested. 8. Staff Recommendation Staff recommends approval of this application subject to compliance with the following conditions: I. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with the City Engineer's Comments 3. Compliance with Utility Comments 4. The issue concerning the illegal subdivision being resolved and a proper two lot plat being filed prior to a building permit being issued. 5. Adequate on-site parking being provided or a letter of agreement being provided from the church agreeing to a shared parking arrangement and allowing for a minimum of five years use of the church parking lot. Staff also recommends approval of the requested use of the three portable buildings for a period not to exceed three years subject to these buildings being placed in compliance with all applicable building codes. Staff recommends approval of the requested three year deferral of the paving requirement for the back 17 parking spaces and driveway. SUBDIVISION COMMITTEE COMMENT: (JANUARY 20, 1994) James and Sharon Stewart were present. Staff presented the item and outlined the Landscape/Screening, City Engineer and Utility Comments noted above. A discussion then followed concerning the illegal subdivision. Staff informed the Committee that a meeting had already taken place between staff, Mr. Stewart and the pastor of the church in 3 February 8; 1994 ITEM NO.: 8 E NO.: Z--57$ which this issue was discussed. The Committee thought the site plan could be approved conditioned upon the subdivision issue being resolved prior to a building permit being issued for the day care/private school. Mr. Stewart was directed to provide greater details on the number of classrooms and the proposed enrollment by age and grade. He was further directed to provide details on parking lot lighting and signage. After a brief discussion, it was determined that it was appropriate to approve the placement of the portable buildings for a period not to exceed three years and to approve a three year deferral of the paving requirement for the back 17 parking spaces and driveway. The portable buildings must be placed in compliance with all applicable building codes and the area of the unimproved parking lot must be delineated and the gravel contained in some fashion. The Committee urged Mr. Stewart to proceed quickly to resolve the subdivision issue. This matter was then forwarded to the full Commission. PLANNING COMMISSION ACTION: (FEBRUARY 8, 1994) James Stewart was present representing the application. There were no objectors present. Staff presented the item and informed the Commission that information had been received from the applicant which addressed all outstanding issues except for the issue of the illegal subdivision of the abutting church property. The Commission was informed that staff recommended approval of the application subject to the illegal subdivision issue being resolved and a proper two lot plat being submitted and filed, and that no building permit be allowed without the, resolution of this issue. The Commission determined that there were no other outstanding issues and placed this item on the Consent Agenda for approval as recommended by staff. The vote was 9 ayes, 0 noes, 1 absent and 1 open position. The approval also included the requested 3 year use of the portable buildings and a 3 year deferral of the paving requirement for the back 17 parking spaces and driveway. A 4 1. Meetin Date: April 19, 1994 2. Case No.: Z-5786 3. Request: waiver of required Master Street Plan improvements to Geyer Springs Road for Southwest Christian Academy 4. Location: 11301 Geyer Springs Road 5. OwnerlAoplicant: James Stewart 6. Existing Status: Vacant, R-2 zoned, 3.5 acre tract fronting on Geyer Springs Road which, at this point, is a rural, asphalt paved street with no improvements. The property has 210 feet of frontage on Geyer Springs Road. 7. Source of Recxuirement: A conditional use permit was approved by the Little Rock Planning Commission on February 8, 1994 allowing for the construction of a private school/day care on this site. The conditional use review requires conformance to the Master Street Plan. Geyer Springs Road is classified as a minor arterial street by the Plan. 8. Staff Recommendation: Denial of a complete waiver as being inconsistent with established City policy of obtaining required street improvements where required by the Master Street Plan and Subdivision Ordinance. This street is within the urbanizing area of the City and staff feels that the proposed private school/day care should make some contribution toward the required street improvements. A deferral rather than a waiver would be more appropriate. 9. Planning Commission Recommendation: The Planning Commission approved the conditional use permit subject, in part, to compliance with the City Engineer's comments which included the requirement of right-of-way dedication and street improvements to Geyer Springs Road. 10. Conditions or Issues Remaining to be Resolved: None, attendant to this issue 11. Right -of -Way Issues: The applicant must dedicate right-of-way on Geyer Springs Road to 45 feet from centerline. The dedication has not yet taken place. 12. Specific Improvements Requested for waiver: Curb, gutter, sidewalk and half of minor arterial street improvements along the east side of Geyer Springs Road for a distance of 210 feet 13. Objectors: None, as of this writing 14. Neighborhood Plan: Geyer Springs East (14) 1. Meeting Date: July 5, 1994 2. Case No.: Z-5786 3. RecLues_t: Deferral of required Master Street Plan improvements to Geyer Springs Road for Southwest Christian Academy for a period of ten (10) years. 4. Location: 11301 Geyer Springs Road 5. Qwner/Applicant: James Stewart 6. Existing Status: vacant, R-2 zoned, 3.5 acre tract fronting on Geyer Springs Road which, at this point, is a rural, asphalt paved street with no improvements. The property has 210 feet of frontage on Geyer Springs Road. 7. Source of Requirement: A conditional use permit was approved by the Little Rock Planning Commission on February 8, 1994 allowing for the construction of a private school/daycare on this site. The conditional use permit review requires conformance to the Master Street Plan. Geyer Springs Road is classified'as a minor arterial street by the plan. 8. Staff Recommendation: Although staff is supportive of a deferral, there is a concern about the length of time requested. This street is within the urbanizing area of the City and staff feels that the proposed private school/daycare should make a more timely contribution toward the required street improvements. A deferral for a period not to exceed five (5) years would be more appropriate. 9. Planning Commission Recommendation: The Planning Commission approved the conditional use permit subject, in part, to compliance with the City Engineer's Comments which included the requirement of right-of-way dedication and street improvements to Geyer Springs Road. 10. Conditions or issues Remaining to be Resolved: None, attendant to this issue. 11. Right -of -Way issues: The applicant must dedicate right-of-way on Geyer Springs Road to 45 feet from centerline. The dedication has not yet taken place. 12. Specific Improvements Reg3jested for Deferral: Curb, gutter, sidewalk and half of minor arterial street improvements along the east side of Geyer Springs Road for a distance of 210 feet adjacent to the Southwest Christian Academy property. 13. Objectors: None, as of this writing. 14. Neighborhood Plan: Geyer Springs East (14) 15. Neighborhood Contact Person Others: None ,:a FILE NQ.: Z-5786 NAME: LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location Southwest Christian Academy - Conditional Use Permit 11301 Geyer Springs Road James R. Stewart, Jr. A conditional use permit is requested to allow for the construction of a private school/day care on this R-2 zoned, 3.5 acre site. The proposed enrollment will be 240 children, ages infant through 9th grade. The proposed school site is located on the east side of Geyer Springs Road, approximately 1/4 mile south of Mabelvale Cutoff. 2. Compatibility with Neighborhood Southwest Christian Academy has been operating out of Charity Community Church, located next to this site, for seven years. The school is not associated with the church but has been leasing space within the church. The applicant has now reached the point where he can build a separate facility for the school and relocate from the church building. - Other than the church and an adjacent cemetery, there are no other uses in the immediate vicinity. This property is located in a rural area comprised mainly of large tracts of vacant, heavily wooded land. The proposed use will be compatible with the neighborhood. 3. QM -Site Drives and Parking The proposed enrollment of the day care/private school is 240 children, ages infant through 9th grade. The parking requirement is determined by the number of classrooms and employees. Each age group has a different requirement. The applicant must provide greater details on the number of classrooms and the proposed enrollment by age and grade. 4. Sgreening and Buffers Compliance with the City's Landscape and Buffer Ordinances is required. A six foot high opaque screen is required to FILE NO.: Z_5786 (Continued) screen this site from the adjacent residentially zoned property to the north, south and east. 5. CitY Engineer Comments Dedicate right-of-way on Geyer Springs Road to 45 feet from centerline. Construct Master Street Plan improvements to minor arterial standard on Geyer Springs Road. Detention and Excavation Ordinances apply. 6. Utility Comments A sewer main extension is required with easements. No water service is available at this time. A water main extension would be required. Arkansas Power and Light has existing facilities on this site servicing the church and school. If it has to be relocated, cost may be involved. Also, a new easement for the new relocated line must be obtained. 7. Anal The proposal before the Commission is a conditional use permit to allow for the construction of a private school/daycare on this R-2 zoned property. Staff is supportive of the proposal; however, there are issues which must be resolved. A portion of this site was created by an illegal subdivision of the adjacent church property. The eastern 2.42 acres of this site was recently purchased from the church without benefit of a proper/legal subdivision taking place. This can be resolved by Mr. Stewart and Charity Community Church working together to create a two lot plat, combining all of Mr. Stewart's property into one lot and leaving the remaining church property as a second lot. It is possible that the Commission could approve Mr. Stewart's application subject to the subdivision issue being resolved prior to any building permit being issued for Southwest Christian Academy. The church/day care currently has an enrollment of 187 children. The applicant proposes to increase that enrollment to 240. Greater details are needed on the number of employees and classrooms and on the proposed enrollment by age and grade. The applicant has mentioned a shared parking arrangement with the church. A letter must be provided by the church agreeing to this arrangement and allowing for a minimum of five year's use of the church parking lot. The applicant proposes to relocate three portable classroom buildings from the church site which will be used for a period not to exceed three years. 2 FILE NO.: Z-5786 (Continued A three year deferral of the requirement to pave the back 17 parking spaces and driveway is requested. 8. Staff Recommendation Staff recommends approval of this application subject to compliance with the following conditions: 1. Compliance with the City's Landscape and Buffer ordinances 2. Compliance with the City Engineer's Comments 3. Compliance with Utility Comments 4. The issue concerning the illegal subdivision being resolved and a proper two lot plat being filed prior to a building permit being issued. 5. Adequate on-site parking being provided or a letter of agreement being provided from the church agreeing to a shared parking arrangement and allowing for a minimum of five years use of the church parking lot. Staff also recommends approval of the requested use of the three portable buildings for a period not to exceed three years subject to these buildings being placed in compliance with all applicable building codes. Staff recommends approval of the requested three year deferral of the paving requirement for the back 17 parking spaces and driveway. SUBDIVISION COMMITTEE COMMENT: (JANUARY 20, 1994) James and Sharon Stewart were present. Staff presented the item and outlined the Landscape/Screening, City Engineer and Utility Comments noted above. A discussion then followed concerning the illegal subdivision. Staff informed the Committee that a meeting had already taken place between staff, Mr. Stewart and the pastor of the church in which this issue was discussed. The Committee thought the site plan could be approved conditioned upon the subdivision issue being resolved prior to a building permit being issued for the day care/private school. Mr. Stewart was directed to provide greater details on the number of classrooms and the proposed enrollment by age and grade. He was further directed to provide details on parking lot lighting and signage. 3 FILE NO.: Z-5786 Continued After a brief discussion, it was determined that it was appropriate to approve the placement of the portable buildings for a period not to exceed three years and to approve a three year deferral of the paving requirement for the back 17 parking spaces and driveway. The portable buildings must be placed in compliance with all applicable building codes and the area of the unimproved parking lot must be delineated and the gravel contained in some fashion. The Committee urged Mr. Stewart to proceed quickly to resolve the subdivision issue. This matter was then forwarded to the full Commission. PLANNING COMMISSION ACTION: (FEBRUARY 8, 1994) James Stewart was present representing the application. There were no objectors present. Staff presented the item and informed the Commission that information had been received from the applicant which addressed all outstanding issues except for the issue of the illegal subdivision of the abutting church property. The Commission was informed that staff recommended approval of the application subject to the illegal subdivision issue being resolved and a proper two lot plat being submitted and filed, and that no building permit be allowed without the resolution of this issue. The Commission determined that there were no other outstanding issues and placed this item on the Consent Agenda for approval as recommended by staff. The vote was 9 ayes, 0 noes, 1 absent and 1 open position. The approval also included the requested 3 year use of the portable buildings and a 3 year deferral of the paving requirement for the back 17 parking spaces and driveway. 4