HomeMy WebLinkAboutZ-6034 Staff AnalysisSeptember 19,'1995
ITEM O.: FILE NO.: Z-6034
NAME:
LOCATION -
OWNER APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location:
Professional Educators School -
Conditional Use Permit
8405 Stanton Road
The Salvation Army
The establishment of a private,
non-profit, Christian school
This property is approximately equidistant between I-30 on
the North and Baseline Road on the south. Stanton Road is
an unimproved two lane roadway serving mostly residential
use.
2. Cocnpatihility with Nei hborhood:
The proposed use will occupy a building constructed by
others prior to annexation. The building was constructed as
a four bay commercial building. The adjacent use on all
four sides is single family with most being mobile homes.
This being the case there should be no adverse affect on
living environment.
3. On-site Drives and Parkin:
The site has a paved parking lot that should serve the use
for good drive through and drop-off as well as employee
parking. A gravel drive serves the rear yard but may not be
used, if used, it must be paved.
4. Screening and Buffers:
An upgrade in landscaping around the perimeter of this site
should be provided where feasible. This landscape
enhancement should include trees and shrubs and screening.
A six foot high opaque screen, either a wood fence with its
face directed outward or dense ever green plantings, is
required to screen this site from the adjacent residential
properties to the north, south and west.
5. Cit En ineer's Comments:
Convert existing driveways to one-way flow or reduce the
number of drives to one. A minimum width of 27 feet at the
September 19, 1995
BDIVi I
ITEM NO.: on FILE NQ.: Z-5034
time reconstruction is planned for Stanton Road. The 8 foot
gravel drive should be paved.
Stanton Road is a Local Street project funded by bond funds.
Planned reconstruction will alter drives and improve
frontage and sidewalk. Any planned building construction
will require a contribution to the In -Lieu fund for this
street. Dedicate ROW for Stanton Road, 25 feet from
centerline. This street is a collector on the Master Street
Plan requirements for this road. Recommendation: Stanton
Road between Baseline and I-30 be designated as an urban
collector with reduced right-of-way of 50 feet and a
pavement width of 27 feet except at each end where the major
intersections occur (then the road will transition to
collector standard).
6. utility Comments:
No issues - all available
7. Staff Analysis:
The subject site is well-suited for conversion to an
educational activity. It is served by good access to the
arterial street system. There is adequate outdoor area for
playground or other activity as well adequate parking for
the six employees staffing the facility. The limitation of
ninety children seems somewhat high. However, the
arrangement of the classrooms has some flexibility and will
probably accommodate the number. We would limit these
staffing and student numbers as proposed unless the school
can acquire more land.
The perimeter of the play area adjacent to the rear property
line should be screened for sound as much as possible since
residences are near this line. Also, some thought should be
given to a possible safety issue along the south boundary of
the parking lot. There is a potential for a fall or vehicle
damage problem due to an abrupt grade change.
8. Staff Recommendation:
Approval of the conditional use permit subject to:
1. Limit the use to that proposed by the school, in number
and operation.
2. Conform to landscape and Public Works concerns.
3. Dedicate 25 feet of right-of-way for Stanton Road.
(from centerline)
OA
September 19,"1995
SUBDIVISION
ITEM O.:(Cont.)FILE N z- 0 4
4. Dealing with Traffic Engineer's Comment on controlled
in and out drives or go to one driveway.
3