HomeMy WebLinkAboutZ-6079-A Staff AnalysisJune 26, 1997
ITEM NO.• 10 FILE NO.: Z -6079-A
NAME•
LOCATION•
OWNER APPLICANT•
PROPOSAL•
ORDINANCE DESIGN STANDARDS:
1. Site Location•
Walnut Valley Christian
Academy - Revised Conditional
Use Permit
19,012 Highway 10
Walnut Valley Christian
Academy/The Wilcox Group by
Steve Kinzler
A revised conditional use
permit is requested to allow
for the phased construction of
a private school on this R-2
zoned, 30 acre site.
The proposed site is located on the north side of
Cantrell Road, approximately one mile east of Highway
300. This site is approximately 1/4 mile outside the
Little Rock city limits, but within the City's
extraterritorial zoning jurisdiction.
2. Compatibility with Neighborhood:
The adjacent property to the north, east and west is
zoned R-2. The property across Cantrell Road to the
south is also zoned R-2.
There is a single family residence located immediately
to the east and one to the west.
With proper 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.
3. On -Site Drives and Parking:
Access to the site will be gained by utilizing a single
driveway from Highway 10.
June 26, 1997
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -6079-A
A total of 286 parking spaces is required for the
proposed school. 500 parking spaces are provided on
the proposed site plan.
4. Screening and Buffers:
Areas set aside for buffers and landscaping meet with
the Highway #10 Overlay District and Landscape
Ordinance requirements.
A six 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
adjacent 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 border to protect plants
from vehicular traffic will be necessary.
If dumpsters are to be used their location(s) should be
shown and they must be screened on three sides with an
eight foot high wall or wood fence.
The City Beautiful Commission recommends saving as many
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.
5. Public Works Comments:
1. National Pollutant Discharge System (NPDES) and
grading permits are required prior to construction,
site grading and drainage plan will need to be
submitted and approved.
2. Construct deceleration lane (right -turn) with
future construction, widen to (phase 1) arterial
standards and construct sidewalk at right-of-way
line.
3. Provide striping and signage plans for the
development, for Traffic Engineering approval.
4. All driveways shall be concrete aprons per City
Ordinance.
5. Stormwater detention ordinance applies to this
property.
6. A dedication of right-of-way will be required to 55
feet from centerline for this 5 lane (phase 1)
principal arterial.
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June 26, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -6079-A
7. Hwy. 10 has a 1995 average daily traffic count of
9,100.
8. Show: Drainage area size and runoff coefficient of
water courses entering the tract. Direction of
flow for water courses leaving the property.
Proposed ditch sections.
9. Prepare letter for street lights as required by
Section 31-403.
10. Plans of all work in right-of-way shall be
submitted for approval prior to start of work.
11. Contact the AHTD for work within the State Highway
right-of-way.
6. Utility and Firs: Department Comments:
L. R. Wastewater - Sewer main extension required with
easements.
Fire Department - Make fire lane 20 feet wide.
L. R. Water Works - A pro rata front foot charge of
$15/foot applies in addition to normal charges.
(666' X $15 - $9,990.00). Execution of a Pre -
Annexation Agreement and approval of City required
to obtain water service. On site fire protection
required at annexation.
Southwestern Bell - A 10 foot easement is requested
along the south (street side) property line.
6A. CATA: Bus turnout on Highway 10 in conjunction with
acceleration/decel lanes should be considered.
Contact Debbie Wheeler at 375-6717 for further
details.
7. - Staff Analysis:
The applicant, Walnut Valley Christian Academy, is
requesting a revised conditional use permit to allow
for the phased construction of a private school on this
R-2 zoned, 30 acre site. The proposed site is located
approximately 1/4 mile outside the Little Rock city
limits, but within the City's extraterritorial 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. Since that date,
Walnut Valley Christian Academy has obtained an
additional 10 acres along the north end of the original
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June 26, 1997
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -6079-A
20 acres. The school is now submitting a revised
conditional use permit to add the additional 10 acres
and redesign the site plan.
The development of the school site is proposed to take
place in six (6) phases. Phase I (temporary phase)
will consist of a 11,400 square foot temporary
classrooms building, a 10,000 square foot temporary
assembly building, 108 parking spaces, access drive
from Highway 10 and the fire lane. The two temporary
buildings will be removed with completion of
construction of the permanent buildings (approximately
4 years). The first 150 feet of the access drive will
be paved with the remainder of the drive and parking
being chip -seal. The applicant is requesting a two (2)
year deferral in the paving of this area or until
issuance of a building permit for the first permanent
building. The fire lane will initially be gravel and
will also be paved with the issuance of an building
permit for the first permanent building.
Phase II will be construction of the football field to
be used as a practice field only. This phase will not
include lights, sound system, bleachers or track.
Phase III will consist of construction of the north
one-half of the gymnasium building, the west one-half
of the middle school/high school building, additional
parking and access drives and the deceleration lane
along Highway 10. All parking areas and driveways will
be paved including curb and gutter with the issuance of
a building permit for the gymnasium or middle
school/high school building during this phase. The
fire lane will also be paved at this time.
Phase IV will include construction of the remainder of
the middle school/high school building, the entire
elementary school building, playground area
(immediately west of the elementary school building)
and additional parking.
Phase V will consist of construction of the remainder
of the gymnasium building and an outdoor basketball
court. The two (2) temporary buildings will be removed
during phase V and that area converted to an additional
area of parking.
Phase VI will be the construction of the baseball field
and completion of the football field. Additions to the
football field will include lights, sound system,
bleachers and a track. The baseball field will also
have lighting, a sound system and bleachers.
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June 26, 1997
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -6079--A
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.
All proposed buildings will be 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.
As noted earlier, the applicant is requesting a two (2)
year deferral (or until issuance of a building permit
for the first permanent building) for the paving,
including curbs and gutters, of the parking area and
driveway for Phase I. Staff recommends that the first
150 feet of the driveway be a hard surface (paved) and
the remaining gravel areas having a primer or chip -
seal coat on them.
The applicant is also requesting a deferral of the
construction of a deceleration lane along the north
side of Highway 10 for a period of two (2) years or
until issuance of a building permit for the first
permanent building.
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 no 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 the Screening and Buffer Comments
3. Compliance with the Public Works Comments
4. Compliance with the Utility, Fire Department and
CATA Comments
5. Staff recommends approval of the requested two (2)
year deferral or paving, curb and gutter for phase
I drives and parking subject to the first 150 feet
of the driveway being a hard surface and the
remaining gravel areas having a primer or chip -
seal coat on them.
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June 26, 1997
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: 2--6079-A
6. Staff recommends approval of the requested
deferral of construction of a deceleration lane
along the north side of Highway 10 for a period of
two (2) years or until issuance of a building
permit for the first permanent building.
7. The lighting of the football field,- baseball field
and parking areas must be directed inward and away
from adjacent parcels.
8. The sound system for the football and baseball
fields must also be directed inward and away from
adjacent parcels.
SUBDIVISION COMMITTEE COMMENT: (JUNE 5, 1997)
Steve Rinzler, Emily Hartman and Joe White, Jr. were
present, representing the application. Staff gave a brief
description of the proposal.
David Scherer, of Public Works, reviewed his comments with
the Committee.
Bob Brown, Site Plan Review Specialist, reviewed his
comments with the Committee. He stated that the site would
comply with the Highway 10 Overlay District Ordinance and
proper screening would be required for adjacent residential
property.
The applicant noted that the two temporary buildings (phase
I) would be on the site for approximately four (4) years,
until completion of all permanent buildings.
Staff noted that the applicant is requesting a deferral of
paving, curb and gutter for phase I drives and parking.
David Scherer noted that the first 150 feet of the driveway
from Highway 10 needed to be a hard surface.
Staff stated that the gravel areas should have a primer or
sealer coat applied to them. This will help control the
spread of gravel and protect the gravel base for future
paving.
After a brief discussion the Committee accepted the
presentation and forwarded the issue to the full Commission
for final action.
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June 26, 1997
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -6079-A
PLANNING COMMISSION ACTION: (JUNE 26, 1997)
The staff presented a positive recommendation on this
application, as there were no further issues for resolution.
There were no objectors to this matter.
Staff informed the Commission that the applicant had made a
minor addition to the temporary phase (phase I). The
applicant will use the existing driveway (first 150 feet
paved) for two years or until the issuance of the building
permit for the first permanent building. At that time the
driveway will be relocated as shown on the Master Plan, and
the paving within the 25 foot buffer along the west
property line will be removed and proper landscaping
installed.
The Chairman placed the item before the Commission for
inclusion within the consent Agenda for approval as
recommended by staff. A motion to that effect was made.
The motion was passed by a vote of 6 ayes, 1 nay and
4 absent.
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