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HomeMy WebLinkAboutZ-6079-D Staff AnalysisJanuary 9, 2003 ITEM NO.: 6 FILE NO.: Z -6079-D NAME: Little Rock Christian Academy — Revised Conditional Use Permit LOCATION: 19010 Cantrell Road OWNERIAPPLICANT: Little Rock Christian Academy/The Wilcox Group -PROPOSAL: approved conditional use permit is requested to allow for expansion of this existing private school. The property is zoned R-2. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The school is located on the north side of Cantrell Road, between The Ranch and Chenal Parkway. 2. COMPATIBILITY WITH NEIGHBORHOOD: The campus is located in an area of mixed uses and zoning located along Cantrell Road. The properties to the east contain a variety of uses including residential, commercial and office. Undeveloped tracts are located directly to the west and north. The Cantrell/Chenal intersection is just west of the site. This intersection includes a mixture of uses, including the proposed new Walmart Supercenter. Undeveloped tracts and a scattering of single family residences is located to the south. Expansion of this existing campus should not affect the school's continued compatibility with the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Aberdeen and Maywood Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: At total build -out, the school is to have 83 classrooms, housing 1,700 students. The break -down of classes by grades and the parking requirement is as follows: January 9, 2003 ITEM NO-: 6 Cont. FILE NO.: Z -6079-D GRADES # OF CLASSROOMS PARKING SPACES REQUIRED . ELEMENTARY KINDERGARTEN 12 21 (210 Students) 1ST GRADE 6 6 2ND GRADE 6 6 3RD GRADE 6 6 4TH GRADE 6 6 5TH GRADE 6 6 6TH GRADE 6 6 MIDDLE SCHOOL AND HIGH SCHOOL 7TH GRADE 5 5 8TH GRADE 6 6 9TH GRADE 6 36 10TH GRADE 6 36 11TH GRADE 6 36 12TH GRADE 6 36 TOTAL NUMBER OF 83 212 CLASSROOMS The school is proposed to have 170 employees (faculty). One parking space is required for each teacher, employee and administrator. Combining the 170 required faculty spaces with the 212 required classroom/student spaces results in a total parking requirement of 382 on-site parking spaces. The site currently has 267 on-site parking spaces. Phase I of this revision is the construction of an additional driveway and 153 more parking spaces. Phase 8, which coincides with the construction of the kindergarten building, includes the development of an additional 134 parking spaces; resulting in a total of 554 on-site parking spaces. With the construction of all Phases, the site will have over a mile of driveways to provide stacking space for vehicles. 2 January 9, 2003 ITEM NO.: 6(Cont.)FILE NO.: Z -6079-D 4. SCREENING AND BUFFERS: Areas set aside for landscaping meet with ordinance requirements. The proposed sidewalk along Cantrell Road cannot count as part of the forty (40) foot wide landscape buffer area required by the Highway 10 Design Overlay District. Therefore, it appears the track needs moved slightly northward in order to satisfy the forty (40) foot landscape strip width requirement. An irrigation system to water landscaped areas will be required. Curb and gutter, or another approved border will be required to protect landscaped areas from vehicular traffic. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the western perimeter of the site. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. 5. PUBLIC WORKS COMMENTS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required at all locations. The survey information indicates compliance. 2. Except for sidewalk construction, Master Street Plan improvements were constructed with proVious development. Public Works does support delaying sidewalk construction to Phase 5 or until adjacent development installs sidewalks, whichever occurs first. 3. NPDES and grading permits are required prior to construction, site grading, and drainage plan will need to be submitted and approved. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Stormwater detention ordinance applies to this property. A new detention basin location is indicated on the plans. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 7. Proposed driveway location does not meet spacing criteria of 150' from property line. Staff will support a variance. 8. Provide information on average and peak hour traffic entering and exiting facilities and traffic control methods. 3 January 9, 2003 ITEM NO.: 6 Cont.) FILE NO.: Z -6079-D 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: Expansion of on site fire protection will be required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Fire Department: Approved as submitted. County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 12, 2002) Representatives of the Wilcox Group were present, representing the application. Staff briefly described the revised conditional use permit, noting that additional information pertaining to the proposed development needed to be provided. The applicants noted that the baseball field would possibly be lighted and that the field/track would not. The applicants indicated that the requested general information would be provided to staff. There was a brief discussion regarding where the city limits line was located in this area. The Public Works requirements were discussed. It was noted that the westernmost driveway does not meet the minimum 150 -foot setback from the west property line. The applicants noted that the drive would increase their on- site stacking ability. The applicants noted that they would work with Public Works on this issue. There was a brief discussion pertaining to the construction of a sidewalk along Cantrell Road. The applicants noted that they would like the sidewalk construction deferred to Phase V construction. It was noted that this issue needed to be worked out with Public Works. Peak hour traffic to and from this property was also discussed. Public Works noted that information on traffic control methods needed to be provided. 4 January 9, 2003 ITEM NO.: 6 (Cont.) FILE NO.: Z -6079-D Bob Brown, of the Planning Staff, reviewed the landscape and buffer requirements with the applicants and Committee. These requirements were briefly discussed. After the discussion, the Committee forwarded the application to the full Commission for final action. AFF ANALYSIS: Little Rock Christian Academy currently occupies a 30t acre tract of R-2 zoned property located at 19010 Cantrell Road. On December 12, 1995, the Planning Commission approved the first conditional use permit to allow the school, then known as Walnut Valley Christian Academy, to build a new campus on a 20-acre°site. The school was originally approved to have an enrollment of 1,040 students with a staff of 100. On June 26, 1997, the Commission approved a revision to the conditional use permit allowing for expansion of the school onto an adjacent 10 -acre tract. Enrollment stayed at 1,040 and employee numbers increased to 110. On September 3, 1998, the Commission approved a second revision to the conditional use permit allowing for a change in the phasing plan and an increase in enrollment to 1,100 students. Employee numbers stayed at 110. On May 11, 2000, the Commission approved a third revision to the conditional use permit allowing for the introduction of a new phase. The site stayed at 30f acres and enrollment and employee numbers stayed at 1,100 and 110 respectively. The school has now acquired an adjacent 20f acre tract and is requesting approval of another revision to the conditional use permit allowing for the expansion of the school and to increase the enrollment and employee numbers to 1,700 and 170 respectively. The new plan includes the introduction of several new buildings, a track and practice field, a baseball field and additional parking. Some of the previously approved buildings are being relocated on the new master plan. The existing building summary and proposed phased construction plan are as follow: 5 January 9, 2003 ITEM NO.: 6 (Cont.) FILE NO.: Z -6079-D EXISTING BUILDINGS ELEMENTARY BUILDING 39,424 S.F. MIDDLE SCHOOL BUILDING 23,000 ACTIVITIES BUILDING 15,200 GYM 20,000 ADMIN 2,900 FUTURE BUILDINGS PHASE 1 PARKING PHASE 2 MULTI -USE BUILDING AND 11,700 S.F PAVILION PHASE 3 MIDDLE SCHOOL ADDITION 7,500 PHASE 4 PRACTICE FIELD AND TRACK — PHASE 5&6 HIGH SCHOOL 46,400 PHASE 7 BASEBALL FIELD ADMIN ADDITION 1,400 PHASE 8 PARKING CHILDHOOD DEVELOPMENT 27,000 PHASE 9 FIELD HOUSE 9,000 PHASE 10 FINE ARTS AUDITORIUM 36,300 SIDEWALK PHASE 11 GYM 26,700 TOTAL CAMPUS AREA 264,924 S.F. C January 9, 2003 ITEM NO.: 6 (Cont.) STAFF RECOMMENDATION: ILE NO.: Z -6079 - Staff recommends approval of the revised conditional use permit subject to compliance with the site plan and the comments and conditions outlined in Sections 4, 5 and 6 of the staff report. Staff does not support allowing a second ground -mounted sign. The sign at the new driveway should be limited to a directional sign only. The maximum allowable size for the sign at the main entrance is 10 feet in height and 100 square feet in area, as a large scale development. PLANNING COMMISSION ACTION: (JANUARY 9, 2003) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. Staff noted that the applicant had agreed to the following additional condition: A traffic study will be performed with the Phase 3 middle school expansion to determine if a traffic signal is warranted. If warranted, the signal will be installed by the applicant concurrent with Phase 5 high school construction. The applicant offered no additional comments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff with the additional condition. A motion to that effect was made. The motion passed by a vote of 10 ayes, 0 nays and 1 absent. The application was approved. 7