HomeMy WebLinkAboutZ-6425-A Staff AnalysisMay 11, 2000
ITEM NO.: 22
FILE NO.: Z -6425-A
NAME: Lutheran High School - Revised Conditional
Use Permit
LOCATION: 6711 West Markham Street
OWNER/APPLICANT: Lutheran High School
PROPOSAL: To revise an existing conditional use
permit to add a multipurpose gymnasium to
the site, and increase the allowed
enrollment from 200 to 250 at the existing
school located at 6711 West Markham Street
on property zoned R-5, Urban Residence
District.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
This existing 4.11 acre site is located on the
southeast corner of West Markham and Hughes Streets.
2. COMPATIBILITY WITH NEIGHBORHOOD:
This site is zoned R-5, Urban Residential District,
and is surrounded by R-2, Single Family Residential
zoning. There is a single family residential use
immediately to the south and Christ Lutheran Church
and School located further south. There is a house
located immediately east that is owned by the Lutheran
Church also. Single family residences are located to
the west across Hughes and north across West Markham.
Adding a multi-purpose gymnasium to the site should
not increase the adverse effect to a large degree
since it would be used either by the students in
school during the day, or at hours other than when
school is in session.
The Briarwood Neighborhood Association was notified of
the public hearing.
3. ON SITE DRIVES AND PARKING:
Access to the site would continue to be by using three
existing drives from Hughes Street. The southern most
May 11, 2000
SUBDIVISION
ITEM NO.: 22 (Cont.)
FILE NO.: Z -6425-A
drive would be in only. The center drive would be out
only. The northern drive would become two way once the
gym is built.
The ordinance requires 84 spaces for the existing 14
classrooms; 91 spaces exist now. The original C.U.P.
was for 18 classrooms, requiring 108 parking spaces.
The number of classrooms has been reduced. A total of
136 parking spaces are shown on the plan. The plan is
that the additional 45 spaces would be added later if
90% of the current parking spaces were regularly
filled.
4. SCREENING AND BUFFERS:
Areas set aside for landscaping and buffers meet with
ordinance requirements.
5. PUBLIC WORKS COMMENTS:
1. Property frontage needs to have the sidewalks and
ramps brought up to the current ADA standards.
2. Repair or replace any curb and gutter or sidewalk
that is damaged in the public right-of-way prior to
occupancy.
3. Plans of all work in right-of-way shall be submitted
for approval prior to start of work.
4. Stormwater detention ordinance applies to this
property.
5. 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.
6. West Markham has a 1998 average daily traffic count
of 18,000.
7. Hughes has a 1998 average daily traffic count of
2,900.
6. UTILITY AND FIRE DEPT. COMMENTS:
Water: On site fire protection may be required.
Contact the Water Works if additional water service
is needed.
Wastewater: Sewer available, not adversely affected.
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May 11, 2000
SUBDIVISION
ITEM NO.: 22 (Cont.) FILE NO.: Z -6425-A
Southwestern Bell: Approved as submitted.
ARKLA: No comments received.
Entergy: A 10 foot wide utility easement is required
for Entergy along the east side of the property from
Markham to the existing driveway on the east.side of
the existing school building.
Fire Department: Approved as submitted. A fire
hydrant may be required on site. Contact Dennis
Free, 371-3752, at the fire department.
CATA: No affect. Site is close to CATA bus route #5.
7. STAFF ANALYSIS•
The applicant is requesting a conditional use permit
to add a multi-purpose gymnasium to this 4.11 acre
private school site, and increase the maximum
enrollment from 200 to 250 students.
The existing school structure would not be changed on
the exterior. One 16,000 square foot building not to
exceed 35 feet in height would be added on the north
portion of the property to be used as a multi-purpose
gymnasium with a gym for various sports activities,
locker rooms, and bathroom facilities. All siting
criteria are met. No additional curb cuts would be
made. An area for an additional 45 parking spaces is
shown and would be added once the existing parking is
regularly filled to 90% capacity. Existing parking is
adequate for the existing classrooms. The gymnasium
would not increase parking requirements according to
the ordinance. No change to signage was proposed.
The applicant held two meetings for the neighborhood
and had less than five people attend each one. Traffic
was the main concern. The school has restated its
position that it will participate in funding of a
traffic light at Markham and Hughes when it is
warranted, and they will do all they can to minimize
their traffic spilling into Hughes and prevent parking
on adjacent streets.
K3
May 11, 2000
SUBDIVISION
ITEM NO.: 22 (Cont.)
FILE NO.: Z -6425-A
Staff believes the proposed expansion is reasonable
and should not have an adverse impact on the
neighborhood.
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. Comply with Fire Department Comment.
d. All exterior lighting must be low intensity and
directed downward and inward to the property and not
towards any residential zoned area.
SUBDIVISION COMMITTEE COMMENTS: (APRIL 20, 2000)
Gary Langlais was present representing the application. Staff
gave a brief description of the proposal.
The applicant had no issue with the Staff write-up. A short
discussion took place clarifying on site traffic flow and the
timing of constructing additional parking. No issue remained.
The applicant explained discussions they had with neighbors
revealing that traffic was their only concern.
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)
Gary Langlais 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 item was placed on the Consent Agenda and approved as
submitted to include staff comments and recommendations. The
vote was 8 ayes, 0 nays, 2 absent, and 1 open position.
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