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HomeMy WebLinkAboutZ-6079-C Staff AnalysisMay 11, 2000 ITEM NO.: 21 FILE NO.: Z -6079-C NAME: Walnut Valley Christian Academy - Revised Conditional Use Permit LOCATION: 19010 Highway Ten OWNER/APPLICANT: Walnut Valley Christian Academy PROPOSAL: To revise an existing conditional use permit by changing the master plan, rearranging the placement and phasing of future buildings located at 19010 Highway 10 on property zoned R-2, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: This site is located on the north side of Highway 10, 0.4 miles east of the intersection of Highway 10 and Chenal Parkway. It is just within an area that was recently annexed into the City. 2. COMPATIBILITY WITH NEIGHBORHOOD: This site 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 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 little adverse effect on the surrounding properties. The Aberdeen Court Neighborhood Association was notified of the public hearing to consider this item. 3. ON SITE DRIVES AND PARKING: The access consists of one main 4 -lane entrance with a median. That would not change. The proposal includes 480 parking spaces versus a requirement for 195 May 11, 2000 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z -6079-C spaces. This is a large site, so the parking would not appear to cover all the green area. 4. SCREENING AND BUFFERS: Areas set aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped areas is a requirement of the Highway 10 Overlay District. A six foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required in areas where this property abuts residential properties. Credit toward fulfilling this requirement can be given when preserving existing vegetation that provides the required year-round screening. 5. PUBLIC WORKS COMMENTS: a. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. b. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. c. Plans of all work in right-of-way shall be submitted for approval prior to start of work. d. Restripe Hwy. 10 as agreed on previous submittal. e. A Sketch Grading and Drainage Plan per Sec. 29- 186(e) will be required with a building permit. f. A Grading Permit per Secs. 29-186(c) and (d) will be required with a building permit. g. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. UTILITY AND FIRE DEPT. COMMENTS: Water: No objection. Wastewater: Sewer available, not adversely affected. Southwestern Bell: No comments received. ARKLA: No comments received. 2 May 11, 2000 SUBDIVISION ITEM NO.: 21 (Cont. FILE NO.: Z -6079-C Entergy: No comments received. Fire Department: Approved as submitted. CATA: No affect. Site is on Route #25. 7. STAFF ANALYSIS: The applicant, Walnut Valley Christian Academy, is again 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. This site is located approximately mile east of the intersection of Highway 10 and Chenal Parkway, just inside a newly annexed area. 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 a 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. On September 3, 1998, the Planning Commission granted a revision to that master plan and Phase 2. The Academy is requesting to change their master plan once again and obtain approval for a new Phase 4. This Phase 4 would consist of a new gymnasium just to the north of the elementary school, with an access driveway. 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. As it is constructed, 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. 3 May 11, 2000 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z -6079-C 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, 480 versus 195 required. Any signage must comply with the Highway 10 Overlay District Ordinance. No new signage was proposed. Due to facility planning issues and budget restraints, the school desires to make these revisions. The revised Master Plan changes the location and mix of uses within most of the buildings on the north fourth of the campus, and revises the phasing for their construction. No new uses are proposed. The elementary school total square footage has been reduced by about 12,500 feet. The large Gymatorium has been divided into two smaller gym buildings with the same total square footage. The cafeteria, library, and administration offices have been combined into one building without any classrooms. The Middle and High schools are still proposed together but now in a building of their own. The student and teacher populations remain the same, 1100 and 110 respectively. The remaining phases in the overall 9 phase Master Plan consist of the following: Phase 4, a Practice Gymnasium with an access road to it; Phase 5, a Middle School/High School, Loop Drive and some additional parking; Phase 6, a Cafeteria -Library -Administration Building, relocation of the west side of the entrance driveway, an extended deceleration lane along Highway 10, a Maintenance Building, a new Driveway along the northeast side of the campus, finishing new parking areas and removing the last house; Phase 7, an Auditorium Gymnasium; Phase 8, a Baseball Field; and finally, Phase 9, a Music Building. 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 continuation of the deferral on this relocation until the last remaining house on the site is removed. The house is currently being used 4 May 11, 2000 SUBDIVISION ITEM NO.: 21 (Cont. FILE NO.: Z -6079-C as the Administration Suite. 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 continuation of the 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. Staff believes the continued deferrals are reasonable. 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 or area. Staff believes these modifications are reasonable and that the school would still be compatible with the neighborhood with proper screening. 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. All exterior lighting must be low intensity and directed downward and inward to the property and not towards any residential zoned area. d. Comply with the City's Highway 10 Overlay District Ordinance. e. The lighting of the football field and baseball field must also be directed inward and away from adjacent parcels. f_ The sound system for the football and baseball fields must also be directed inward and away from adjacent parcels. Staff recommends approval of the continued deferrals for relocation of the west part of the entry drive and 5 May 11, 2000 SUBDIVISION ITEM NO.: 21 (Cont.) FILE NO.: Z -6079-C also on the construction of the sidewalks until the last house on this property is removed. SUBDIVISION COMMITTEE COMMENTS: (APRIL 20, 2000) Jason Landrum was present representing the application. Staff gave a brief description of the proposal. Public Works briefly reviewed their comments. A discussion followed regarding meetings the school had with the Highway Department. The applicant stated that the Highway Dept. was not in favor of center turn lanes or flashing school lights at this location. Mr. Turner, Public Works Director, stated that he would have his traffic engineer get with the Highway Department and see what could be agreed to. Screening requirements, and the continued deferrals for moving the entrance drive and constructing sidewalks were also briefly reviewed. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final action. PLANNING COMMISSION ACTION: (MAY 11, 2000) Jason Landrum was 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 approval recommendation included continuing the deferrals for relocating the west part of the entry drive, and the construction of the sidewalks, until the last house on this property is removed. The item was placed on the Consent Agenda and approved as submitted to include staff comments and recommendations, and the deferrals. The vote was 8 ayes, 0 nays, 2 absent, and 1 open position. 0