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HomeMy WebLinkAboutZ-6079-B Staff AnalysisSeptember 3, 1998 ITEM NO.: 14 NAME: LOCATION• OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z -6079-H Walnut Valley Christian Academy - Revised Conditional Use Permit 19010 Highway 10 Walnut Valley Christian Academy/the Wilcox Group, Steve Kinzler To amend an existing conditional use permit to revise the overall Master Plan and change what is included in Phase 2 at 19010 Highway 10 on this R-2 zoned property. This site is located on the north side of Highway 10 approximately 0.5 mile west of the city limits and about 0.4 mile east of the intersection of Chenal Parkway and Highway 10. it is within the City's extraterritorial zoning jurisdiction. 2. Compatibility with Neighborhood: This property contains 30 acres of R-2 zoned, single family residential land, surrounded by large tracts of tree covered R-2 zoned land on all sides including across Highway 10 to the south. There is a single family residence located immediately to the east and one to the west. With property screening of this site from the adjacent residential zoned properties and compliance with the Highway 10 Overlay District Ordinance, this proposed use should have no adverse effects on the surrounding properties. The Aberdeen Court Neighborhood Association was notified of the public hearing. September 3, 1998 SUBDIVISION ITEM NO.: 14 (Cont.) 3. On -Site Drives and Parking: FILE NO.: Z -6079-B Access to the site will be gained by utilizing a single driveway from Highway 10, limited to 40 feet in width. The school proposes 496 parking spaces which will exceed the requirement. Drop off areas appear to be adequate. 4. Screening and Buffers: Areas set aside for landscaping meet Highway #10 Overlay District and Landscape Ordinance requirements with the allowed transfers. However, a portion of the proposed western landscape buffer projects 13 feet -and the northernmost ballfield dugout about 20 feet into the 25 foot full width requirement of the Highway 10 Overlay District. A 6 foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings are required to help screen this site from the residential zoned properties to the north, south, east and west. A sprinkler system to water landscaped areas is a requirement of the Highway #10 Overlay District. Curb and gutter or another approved border to protect landscaped areas from vehicular traffic will be necessary. Dumpster locations must be screened on three sides to a height of 8 feet. The City Beautiful Commission recommends saving as many of the existing trees on the site as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when saving trees of six inch caliper or larger. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted and approved. 5. Public Works Comments: 1. Cantrell Road is listed on the Master Street Plan as a principal arterial; dedication of right-of-way to 55 feet from centerline will be required. K September 3, 1998 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B 2. 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. Eastbound stack and left turn required, AHTD and City of Little Rock approval of plans required. 3. Stormwater detention Ordinance applies to this property. 4. Easements for proposed stormwater detention facilities are required. 5. A sketch grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permit are also required. 6. Hwy. 10 has a 1996 average daily traffic count of 1100 vehicles. 7. Original plan approved required westward drive to be 25 feet from property line. The existing driveway was approved in the 25 -foot setback as a temporary driveway only. There is a minimum setback of 25 feet required in the street and alley ordinance for driveway distance from property lines. Driveway should be moved away from the west property line to meet the 25 foot setback. 6. Utility and Fire Department Comments: Water: Additional on-site fire protection will be required with future phases. Wastewater: Sewer available along highway, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. AP&L: No Comments received. Fire Department: Approved as submitted. CATA: This site is not on a CATA bus route. 7. Staff Analysis: The applicant, Walnut Valley Christian Academy, is requesting a revised conditional use permit to revise their plan for the phased construction of a private school on this R-2 zoned, 30 acre site. The proposed site is located approximately 1/ mile outside the Little Rock city limits, but within the City's extraterritorial 3 September 3, 1998 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B zoning jurisdiction. The proposed site is within the Highway 10 Overlay District. On December 12, 1995, the Planning Commission granted Walnut Valley Christian Academy a conditional use permit for the phased construction of a private school on the 20 acre, R-2 zoned site. After that date, Walnut Valley Christian Academy obtained an additional 10 acres along the north end of the original 20 acres. A revised conditional use permit was obtained on June 26, 1997 to add the 10 acres, revise the master plan and obtain approval for a specific Phase 1. The Academy is requesting to change their master plan and Phase 2. This Phase 2 will result in the first permanent buildings on the site. All on site lighting must be designed and oriented such that the lighting is focused on the property and the lighting located in such a manner as not to disturb the scenic appearance preserved in this corridor. The lighting and sound system for the football and baseball fields as well as the lighting for the parking areas should be directed inward and away from the adjacent residential parcels. Proposed buildings will be a mix of one and two story construction and exceed the setback requirements of the Highway 10 Overlay District Ordinance. The proposed number of parking spaces also exceeds ordinance requirements. Any signage must comply with the Highway 10 Overlay District Ordinance. Due to facility planning issues and budget restraints, the school desires to switch the locations of the Gym and the elementary building. This will allow the elementary building to be the first permanent building built on the campus without requiring extensive site work. The size of the Middle/High SchoolMas been revised based on further programming, and the Cafeteria and Band/Vocal Suite, once housed in the Elementary and Middle/High buildings, have been placed in separate buildings. The total number of students has increased by 60 to accommodate a four-year-old kindergarten program. That would raise the maximum to 1,100 students. There is an existing paved drive on site, which is located too close to the west property line. This drive is to be relocated 25 feet from the property line, as indicated on the master plan. The school would like to request a deferral on this relocation 4 September 3, 1998 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B until the last remaining house on the site is removed. Utility lines that serve this house are located under the future road location, and the utilities need to remain in service at this time. The school would also like to request a deferral on the construction of the sidewalks until the existing house is removed and the existing road is relocated. There are currently no sidewalks in close proximity to the school. There is an existing sign on site now. No changes to it were proposed. With proper screening of this site from the adjacent residential properties and conformance to the Highway 10 Overlay District Ordinance, this proposed school development should have little adverse impact on the surrounding properties. 8. Staff Recommendation: Staff recommends approval of the revised conditional use permit subject to the following conditions: 1. Compliance with the City's Highway 10 Overlay District Ordinance 2. Compliance with all staff review comments 3. Staff recommends approval of the deferrals for relocation of the entry drive and also on the construction of the sidewalks until the last house on this property is removed. 4. The lighting of the football field, baseball field and parking areas must be directed inward and away from adjacent parcels. 5. The sound system for the football and baseball fields must also be directed inward and away from adjacent parcels. 6. Staff recommends seriously considering a flashing school caution light on Highway 10. This would have to be approved by the State Highway Department. SUBDIVISION COMMITTEE COMMENT: (AUGUST 13, 1998) Jason Landrum and Steve Kinzler were present representing the application. Staff gave a brief explanation of the proposal. Staff responded to questions from the applicant regarding review comments. Particular attention was given to the access drive and its setback from the west property line, 5 September 3, 1998 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-B easements for stormwater detention, landscape buffers, and setback distances for structures around the baseball field. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (SEPTEMBER 3, 1998) Jason Landrum, Steve Kinzler and others were present representing the application. No objectors were present. Staff presented the item with a recommendation for approval subject to comments in Staff Recommendations. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 nays and 1 absent. 6