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HomeMy WebLinkAboutZ-6425 Staff AnalysisFebruary 5, 1998 ITEM NO.: D NAME• LOCATION• OWNER/APPLICANT: PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6425 Lutheran High School - Conditional Use Permit 6711 W. Markham Street Olivet Baptist Church/ Lutheran High School, Inc. by Gary Langlais A conditional use permit is requested to convert the existing church/school facilities to a High School (9th through 12th grades). The property is zoned R-5 and is currently occupied by Olivet Baptist Church and School. No new construction is proposed with this application. The existing church site is located at the southeast corner of West Markham and Hughes Streets. 2. Compatibility with Neighborhood: Existing single-family residential uses are located to the west across Hughes Street and to the north across West Markham Street. There is one single-family residence located immediately south, with,the Christ Lutheran Church and School located further south. The property immediately east of this site was recently approved for the expansion of the Christ Lutheran Church and School facilities. Converting the existing church/school facilities to a high school should not have an adverse effect on the general area. The site has been used for some time as a church and private school. The Briarwood and Apache Crime Watch Neighborhood Associations were notified of the public hearing. February 5, 1998 SUBDIVISION ITEM NO.: D (Cont.) 3. On -Site Drives and Parkin FILE NO.: Z-6425 Access to the site is gained by utilizing three drives from Hughes Street. A total of 108 off-street parking spaces is required by ordinance. The existing site contains 108 parking spaces. 4. Screeninq and Buffers: Existing trees located in areas designated on the site plan submitted as "landscaped lawn areas" should be retained. These fine stately trees are an asset to the area and some of which are required by ordinance. 5. Public Works Comments: 1. West Markham is listed on the Master Street Plan as a reduced standard minor arterial. A dedication of right-of-way will be required to 35 feet from centerline of West Markham including a 20 foot radial dedication at the northwest corner of the property. 2. The applicant be required to contribute to a possible future traffic signal at Hughes Street and West Markham Street when a signal is warranted or requested. Public Works recommends that the applicant and Christ Lutheran Church and School together contribute 25% of the cost of a possible future traffic signal at the previously mentioned intersection. 6. Utility and Fire Department Comments: No comments received. 7. Staff Analysis: The applicant is requesting a conditional use permit to convert the existing church/school facilities to a high school (9th through 12th grades). The property is located at 6711 west Markham Street and is zoned R-5. The property is currently occupied by Olivet Baptist Church and School. The existing structure is a multi- story, 40,000 square foot building which sits on approximately 4.8 acres. The applicant plans to make, no exterior changes to the building or parking area. Therefore, no new construction is proposed. 2 February 5, 1998 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6425 The applicant has stated that the existing building will accommodate approximately 18 classrooms. The school plans to have one (1) ninth grade class of 25 students the first year, and ultimately two (2) classes each for grades 9, 10, 11 and 12. The total future enrollment would be 200 students. The hours of operation would be from 8:00 a.m. to 3:30 p.m., Monday through Friday, with occasional night activities. A total of 108 off-street parking spaces is required by ordinance, based on the total number of classrooms proposed. There are 108 parking spaces existing on the site. No new signage is proposed with this application. The school will change the copy on the existing church signs. As noted in paragraph 5, Public Works is requiring that the applicant contribute to a possible future traffic signal at Hughes and W. Markham Streets when it is warranted or requested. The applicants have stated that they would be willing to participate in the cost of a future traffic signal at this intersection when it is warranted, however, they would not be financially able to participate for approximately five years. The applicants also stated that they cannot speak for Christ Lutheran Church. Christ Lutheran Church stated (as part of their proposal for their recent conditional use permit) that they would be willing to participate in the cost of the future traffic signal. Based on the past and present use of the property, the conversion of the existing church/school facilities to a high school should not have an adverse effect on the neighborhood. The applicant is planning to retain all of the landscaped areas on the property in their current state. 8. Staff Recommendation: Staff recommends approval of the application, subject to the following conditions: 1. Compliance with the Screening and Buffers Comments 2. Compliance with the Public Works Comments 3. The maximum enrollment will be 200 students. 3 February 5, 1998 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6425 SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 20, 1997) Gary Langlais and Don Henson were present representing the application. Staff gave a brief description of the proposed conditional use permit. David Scherer and Bruce Kemmet reviewed the Public Works issues. Mr. Scherer noted that Public Works will request that the high school participate in the traffic signal that will be installed at the Hughes Street and West Markham Street intersection in the future, when conditions warrant the signal. Mr. Henson stated that the school would submit a written response to staff concerning Public Work's request. There was additional discussion concerning the future traffic signal. The applicant noted that the areas noted on the site plan as "landscaped lawn areas" would be maintained in their current state. Staff noted that the existing number of parking spaces complies with ordinance requirements and no variance is required. After further discussion concerning the proposed school use and the existing church and school use, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (DECEMBER 18, 1997) Ralph Olson and Gary Langlais were present, representing the application. Staff gave a brief description of the application and recommendation of approval. Ralph Olson addressed the Commission in support of the application. He stated that he agrees with the conditions required by staff. Dana Deree addressed the Commission. He stated that he was not opposed to the use of the property as a high school. He stated that he had concerns relating to the volume of traffic in the area. He offered several suggestions to help ease the traffic problem. Nora Harris also expressed traffic concerns to the Commission. 4 February 5, 1998 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6425 Jim Thewatt also had concerns relating to the volume of traffic and the driveway placement on the church/school property. Sue Thweatt stated concerns relating to parking and the possibility of on -street parking. Roxane Tackett also addressed the Commission stating concerns relating to the traffic in the area. Bobbie Hempel discussed parking concerns. Commissioner Adcock asked David Scherer to address the traffic concerns. David Scherer, of Public Works, made several suggestions which might help the traffic problem in the area. This included "no parking" signs on Hughes Street, "no through traffic" signs, and speed bumps. Ralph Olson stated that the Lutheran High School and the Christ Lutheran Church are two different organizations. There was a general discussion relating to traffic concerns in this area. A motion was made to defer the item to the February 5, 1998 agenda. The motion passed by a vote of 8 ayes, 2 nays and 1 absent. The Commission deferred the item to allow time for the neighborhood and applicant to meet with Public Works' representatives to discuss the traffic concerns. STAFF UPDATE: On January 22, 1998 a meeting was held between the Briarwood Association; Mr. Doug Henson of the Lutheran High School Association; Mr. Bill Henry, Traffic Engineer; and Mr. Bruce Kemmet, Design Review Engineer; to discuss traff ic'and parking issues. The Lutheran High School Association has agreed to the following requests: 1. To construct additional parking on site once the existing parking is continually at 90% capacity. 2. To participate in the cost of signalization of the intersection at Markham and Hughes Streets. Mr. 5 February 5, 1998 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-6425 Henry indicated that 10% of the cost come from the Lutheran High School, 10% from Christ Lutheran and 80% from Central Arkansas Transit Authority. 3. The Lutheran High School would pay for the installation of solar powered flashing school zone signs. The work on the signal and school zone signs could take place immediately. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) The applicant was present. There was one other_ interested party present who arrived after the item had been approved. Staff presented the item and gave the Commission an update based on the results of the January 22, 1998 meeting between City Staff, the applicant and the Briarwood Neighborhood Association. Staff stated that terms agreed to at that meeting would be added as conditions. Staff recommended approval of the requested conditional use permit subject to the following conditions: 1. Compliance with the Screening and Buffer Comments 2. Compliance with Public Works Comments 3. The maximum enrollment will be 200 students 4. Compliance with the following terms agreed to at the January 22, 1998 neighborhood meeting. a. The school will construct additional parking on the site once the existing parking reaches 90% capacity. b. The Lutheran Association and Christ Lutheran Church will share the cost with the City for a traffic light at the intersection of Hughes and Markham Streets. Their part will be between 20-25% of the cost of the traffic light, with the City paying the remaining 75-80%. c. The applicant will submit a plan showing how cars will enter and exit the parking lot for dropping off and picking up children at the school. d. The applicant will pay the cost for the installation of two flashing school zone signs on Hughes Street. 6 February 5, 1998 SQBDIVISIDN ITEM NO.: D (Cont.) FILE NO.: Z-6425 The Commission was informed that a revised plan had been .submitted which showed the future location of an addition 50 on-site parking spaces. The plan also showed that the northern and southern driveways will be one-way entering the site with the center driveway to be one-way exiting the site to provide maximum stacking space on'the property. The item was placed on the Consent Agenda and approved subject to compliance with those conditions as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 7