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HomeMy WebLinkAboutZ-5786-B Staff AnalysisMarch 30, 2000 ITEM NO.: 11 FILE NO.: Z -5786-B NAME: Southwest Christian Academy - Revised Conditional Use Permit LOCATION: 11,401 Geyer Springs Road OWNER/APPLICANT: James & Sharon Stewart/Phillip Lewis PROPOSAL: To amend an existing conditional use permit for a four phase Master Plan to expand the size of the campus grounds, the number of facilities, and the maximum enrollment on property zoned R-2, Single Family Residential, located at 11,401 Geyer Springs Road. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: 2. This 8 -acre site is located on the east side of Geyer Springs Road, just inside the Little Rock City limits. COMPATIBILITY WITH NEIGHBORHOOD: This site is zoned R-2, Single Family Residential, and is surrounded by rural R-2 zoning comprised mainly of large tracts of vacant, heavily wooded land. The Charity Community General Baptist Church is located immediately north of this existing school site. There are no other uses in the immediate vicinity. The proposed expansion should remain compatible with the surrounding area. The O.U.R. Neighborhood Association and the Southwest Little Rock Unified for Progress Organization were notified of the public hearing. 3. ON SITE DRIVES AND PARKING: The current school site has a one-way driveway entering the property near the main classroom building and exiting through the parking lot of the adjacent church. The new proposed development adds one two-way driveway entering the property near the new gym and March 30, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -5786-B connecting internally to the existing parking and driveways. Phase One would not increase the parking requirement since no classrooms are included. However the applicant plans to add 63 parking spaces during this phase. Phase Two includes 8 or 9 classrooms for grades 9 through 12. That would generate a requirement for 54 parking spaces. The parking constructed during Phase One would exceed the parking requirement for Phase Two by 9 spaces. Phase Three would add another 58 parking spaces. Phase Four would be a football stadium with no additional parking spaces added. The stadium would not add any more parking requirements according to the ordinance because it would be a part of the school campus. The final total of new proposed parking spaces would be 121 spaces. 4. SCREENING AND BUFFERS: All parking areas must allow for 6% of their total area to be interior landscaping. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required to help screen this site from the residential properties to the north, south and east. 5. PUBLIC WORKS CObMNTS: a. Geyer Springs is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. b. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Eliminate driveways that do not meet minimum requirements. (300 feet spacing) c. 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 and deferred improvements. d. Plans of all work in right-of-way shall be submitted for approval prior to start of work. e. Stormwater detention ordinance applies to this property. FA March 30, 2000 SUBDIVISION ITEM NO.: 11 (Cont. 6 FILE NO.: Z -5786-B f. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. g. Geyer Springs has a 1998 average daily traffic count of 3,800. UTILITY AND FIRE DEPT. COMMENTS: Water: A water main extension will be required unless property is combined into a single parcel. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. Installation of a reduced pressure zone backflow preventer will be required on the domestic water service to any building in this complex that contains a science laboratory. This device shall be installed prior to the first outlet. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: No comments received. Entergy: A 30 foot easement has been requested along the east, west, and south property lines. Work with Entergy regarding their request. Fire Department: Contact Dennis Free, 371-3752, at the fire department concerning turning radii and a requirement for a fire hydrant. CATA: Bus service does not extend this far south on Geyer Springs. The closest service is at Geyer Springs and Mabelvale Cutoff, Route #17. 3 March 30, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -5786-B 7. STAFF ANALYSIS: The applicant has requested a revised conditional use permit to incorporate a Four Phase Master Plan expansion of the existing school campus on this adjoining 8 -acre tract of land, and an increase in enrollment from 444 to 700. The Master Plan consists of the following four phases: Phase One: Construction of a new gymnasium, asphalt parking lots, curb cut and access, and asphalt driveway connecting to the existing campus to the north. Additionally, a new concrete driveway would be constructed off of Geyer Springs road connecting to the new parking lot near the gym. The height of the gymnasium at its apex will be no greater than 40 feet. The construction of the gym would be a metal building with a sloped roof. Curb and gutter would be provided around the asphalt parking areas. Increase enrollment capacity from 444 to 500 students. Phase Two: Construction of nine new classrooms attached to the gymnasium discussed in Phase I above. The construction type for the classrooms would be a metal building. Increase enrollment capacity to 700 students. Phase Three: Construction of an additional 58 parking spaces in the parking area east of the new building constructed in Phase I. Phase Four: Construction of a football stadium complete with concession stand and seating capacity of 1500. Phase One would probably expand the existing school operating hours of normally 8 a.m. to 4 p.m. Monday through Friday, with potentially additional activities in the evening and on weekends using the gym facility. The classrooms in Phase Two would add space for the high school grades. All siting requirements are met or exceeded. No change to existing signage was proposed. Parking requirements 4 March 30, 2000 SUBDIVISION ITEM NO.: 11 (Cont. FILE NO.: Z -5786-B are exceeded, especially after Phase Three, but Staff feels they are reasonable considering all the uses involved. Their construction would be phased with the growth and would meet needs at the gym, and particularly for the football stadium once it is constructed. The applicant feels that a previously approved ordinance deferring boundary street improvements until May 2004 should still apply to the existing campus and extend to this new expansion. They feel that since it is all one school campus and no other development has occurred in the area, that the justification for that deferral would still apply. Public Works disagrees and feels that this development would require all street improvements to be accomplished with this construction. The applicant is requesting the Commission rule on this matter of continuing the existing deferral. If the Commission agrees with Public Works, then the applicant requests the Commission consider a new deferral request of all boundary street improvements along all parts of the school campus for five years as part of this C.U.P. Staff believes this expansion would be a reasonable use of the land and be compatible with the area. The only open issue is the deferral of boundary street improvements. 8. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: a. Comply with the City's Landscape and Buffer Ordinances. b. Comply with Public Works Comments. c. Comply with Fire Department Comment. d. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. This would include any lighting installed during Phase Four if the surrounding area remains zoned residential. 5 March 30, 2000 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z -5786-B SUBDIVISION COMMITTEE COMMENTS: (MARCH 9, 2000) Philip Lewis was present representing the application. Staff gave a brief description of the proposal. Public Works briefly reviewed their comments and emphasized that this development would require all street improvements to be made for the existing and new areas. Other Staff members reviewed the screening and buffer requirements, parking requirements and how they were derived, and some other minor adjustments needed on the site plan. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (MARCH 30, 2000) Philip Lewis, project representative, and James Stewart, owner, were 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. The Commission agreed to apply the existing deferral of street improvements to the expanded school campus. The deferral would continue until May 2004. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations and a deferral of street improvements until May 2004. The vote was 9 ayes, 0 nays and 2 absent. 6