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HomeMy WebLinkAboutZ-5786-C Staff AnalysisJanuary 9, 2003 ITEM NO.: 5 FILE NO.: Z -5786-C NAME: Southwest Christian Academy — Revised Conditional Use Permit LOCATION: 11301 Geyer Springs Road OWNER/APPLICANT: James and Sharon Stewart PROPOSAL: A revision to a previously approved conditional use permit is requested to allow for placement of a multisectional manufactured home on this R-2 zoned private school campus to serve as a caretaker/security residence. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The school is located on the east side of the south end of Geyer Springs Road, near the city limits. 2. COMPATIBILITY WITH NEIGHBORHOOD: The proposed caretaker/security residence is to be located on the existing school campus. Large tracts of undeveloped, wooded property are located around the school site. With compliance with the siting standards for such structures, the multisectional manufactured home should not affect the school's continued compatibility with the surrounding neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the SWLR United for Progress, O.U.R. and Santa Monica Neighborhood Associations were notified of the request. 3. ON SITE DRIVES AND PARKING: Access to the proposed caretaker/security residence will be through the school parking lot. A gravel driveway will be extended off of the paved parking lot to the home. The gravel drive will be removed when phase II and III parking lots are constructed. There is adequate parking available on the site to accommodate the home. January9, 2003 ITEM NO.: 5 (Cont.) 4. SCREENING AND BUFFERS: FILE NO.: Z -5786-C Since the proposed structure addition is less than ten (10) percent of existing structures on this site, no additional landscaping upgrade is required. Previous comments from past reviews would still apply. 5. PUBLIC WORKS COMMENTS: 1. The applicant previously received a deferral of Master Street Plan construction and right-of-way dedication through 2004. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: No objection. If a separate water meter is needed it would have to be located next to the existing meter. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 2002) James Stewart was present, representing the application. Staff briefly described the Revised Conditional Use Permit, noting that additional details were needed on the proposed manufactured home. Staff also noted that a letter giving the current status of the previously approved phased development plan was needed. Mr. Stewart stated that the letter and additional information would be provided. The siting criteria for manufactured homes was briefly discussed. Mike Hood, of Public Works, reminded the applicant that a deferral of right-of-way dedication and street improvements expires in 2004. Bob Brown, of the Planning Staff, noted that no additional landscaping would be required with this application. 2 January 9, 2003 ITEM NO.: FILE NO.: Z -5786-C There being no further issues for discussion, the Committee forwarded the application to the full Commission for final action. STAFF ANALYSIS: Southwest Christian Academy, a private school with classes from preschool through 12th grade, is located on the R-2 zoned, 12t acre tract at 11301 Geyer Springs Road. On February 8, 1994, the Commission approved a conditional use permit which allowed for the initial construction of the school. The school, which had been operating in the adjacent church, was approved for an enrollment of 240 students, ages infant through 9th grade. The initial construction included one multipurpose building and three portable classrooms on 3.5 acres. On April 25, 1996, the Commission approved a revision to the conditional use permit, allowing enrollment to increase to 444 students, ages infant through 12th grade. The 1996 revision included the construction of a new classroom building, an addition to the previously approved building and a storage building; all still on the original 3.5 acre tract. On March 30, 2000, the Commission approved another revision to the conditional use permit allowing for the phased expansion of the school onto an adjacent 8t acre tract and an increase in enrollment to 700 students, ages infant through 12th grade. The approved 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 1,500. Phase I and a portion of the Phase II parking have been completed. The school has an agreement to utilize the adjacent church parking lot, as needed. The school is now requested permission to place a 52'X 28', multisectional 3 January 9, 2003 ITEM NO.: 5 FILE NO.: Z -5786-C manufactured home on the south side of the campus to serve as a caretaker/security residence. The campus is fairly isolated and there have been several instances of theft and vandalism over the past years. It is felt that having an on-site caretaker will reduce such incidents. The proposed residence is a 2002 Fleetwood home. The exterior finish is white vinyl siding and trim. The home has a pitched roof and will be sited to comply with city code. Access to the home will be through the school campus. A gravel driveway will extend to the home, from the existing driveway and parking lot. The home will have a setback of 30 feet from the south property line. As was previously mentioned, the school is fairly isolated. Other than for the church adjacent to the north, surrounding properties are heavily wooded and undeveloped. Staff is supportive of .the requested revision to the conditional use permit. On December 18, 2002, the applicant submitted responses to issues raised at Subdivision Committee. Those responses are reflected in the analysis above. No other changes to the previously approved phasing plan or enrollment are proposed. The proposed multisectional manufactured home is not out of character with development in the area. STAFF RECOMMENDATION: Staff recommends approval of the requested revised conditional use permit subject to compliance with the following conditions: 1. Compliance with the previously approved phasing plan. 2. Compliance with the staff comments and condition outlined in Sections 4, 5 and 6 of this report. 3. Placement of the home must comply with the following siting criteria of Section 36-254(d)(5) of the Code: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport elements. c. Permanent foundation. d. Exterior wall finished so as to be compatible with the neighborhood. e. Orientation compatible with placement of adjacent structures. f. Underpinning with permanent materials. g. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. rd January 9, 2003 ITEM NO.: 5 (Cont.) FILE NO.: Z -5786-C PLANNING COMMISSION ACTION: (JANUARY 9, 2003) James Stewart was present, representing the application. There was one (1) person present in opposition. Staff briefly described the revised conditional use permit, with a recommendation of approval. Janet Berry, of Southwest Little Rock United for Progress, addressed the Commission in opposition to the revised conditional use permit, as filed. She stated that her association could accept a manufactured home at this location with the following two (2) conditions: 1. A three (3) year time limit on the placement of the manufactured home, with Planning Staff and SWLR UP review to determine if the security/caretaker aspect is working. 2. The manufactured home be placed in a location less visible from Geyer Springs Road. James Stewart addressed the Commission in support of the application. He noted that the proposed home would not be visible by northbound traffic on Geyer Springs Road, based on the fact that the property immediately south is wooded and partially in the floodway. He noted that there would be a considerable investment in the manufactured home and that a time limit would not be acceptable. He stated that a six (6) foot tall wood fence could be placed between Geyer Springs Road and the home to help screen it from the street. He described the school campus, noting that he had experienced considerable theft and vandalism in the past. He described the existing school security system. Commissioner Floyd noted that it was not fair to place a time limit on the structure if it was going to be placed on a permanent foundation as required. He asked Mr. Stewart if he was amending the application to include the six (6) foot wood fence, running north -south along the west side of the manufactured home. Mr. Stewart stated that he would amend the application. There was a motion to approve the revised conditional use permit as recommended by staff and amended by the applicant. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application as amended was approved. ;1