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HomeMy WebLinkAboutZ-6425-B Staff AnalysisAugust 22, 2002 ITEM NO.: 5 FILE NO.: Z -6425-B NAME: Lutheran High School — Conditional Use Permit LOCATION: 6711 West Markham Street OWNER/APPLICANT: Lutheran High School/Lewis, Elliott and Studer, Incorporated PROPOSAL: A revised conditional use permit is requested to allow for revision of the previously approved site plan and expansion of the existing high school located on this R-5 zoned property. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The site is located on the southeast corner of West Markham Street and South Hughes Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school is located in an area comprised primarily of single family homes. Residential properties are located to the north and east, across Markham and Hughes Streets respectively. The Christ Lutheran Church and School are located to the south. The large tract of R-2 zoned property east of this site has previously been approved for future expansion of Christ Lutheran and the school. Additional residential uses, single and multifamily, are located east and south of Christ Lutheran's property. The two schools and church form an institutional node. The Lutheran High School will not be expanding beyond its existing boundaries. Allowing construction of the gymnasium and the moderate increase in student population should not affect the school's continued compatibility with the neighborhood. All owners of property located within 200 feet, all residents within 300 feet who could be identified and the University Park and Briarwood Neighborhood Associations were notified of this action. 3. ON SITE DRIVES AND PARKING: The site is currently served by a one-way entry and two, one-way exit drives onto Hughes Street. This situation will remain the same although the northern exit driveway will be relocated slightly more to the north. Bus drop-off/pickup occurs on the north side of the school, utilizing a one-way drive that circles around the school. Parent drop-off/pickup occurs on the south side, utilizing the second, one-way drive. The school is proposed tc August 22, 2002 ITEM NO.: 5 FILE NO.: Z -5425-B have 25 classrooms, 25 teachers and 10 administrative staff; requiring 185 parking spaces. The school proposes the phased expansion of its parking from 91 spaces to 193. The school has a shared parking agreement with Christ Lutheran Church and School, to the south. 4. SCREENING AND BUFFERS: The interior landscaping proposed is 1,194 square feet short of 2,974 square feet required by the Landscape Ordinance. A portion of the proposed eastern land use buffer drops below the nine (9) foot minimum width allowed by the zoning ordinance and the 6.7 foot minimum width allowed by the Landscape Ordinance. A six-foot high opaque screen, either a wooden fence with the fact side directed outward, a wall, or dense evergreen plantings is required along the eastern perimeter of the new development. An irrigation system to water landscaped areas is required. Prior to a building permit being issued, it will be necessary to submit landscape plans stamped with the seal of a Registered Landscape,o4 Architect. asp 5. PUBLIC WORKS COMMENTS: 1. Markham Street is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 56feet from centerline will be required. 2. Hughes is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the intersection of Markham and Hughes. 4. Sidewalks are in poor condition in many locations. Repair or replace any curb and gutter or sidewalk. 5. Property frontages needs to have the sidewalks and ramps brought up to the current ADA standards, especially at the corner of Markham and Hughes. 6. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at 501-379-1817 (Derrick Bergfield) for more information. 7. As indicated on the plans, stormwater detention ordinance applies to this property. 2 August 22, 2002 ITEM NO.: 5 FILE NO.: Z -6425-B 8. This project adds 96 additional parking spaces. As with previous proposals, a need remains for a signalized intersection at Markham and Hughes to handle additional traffic. 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: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: Place fire hydrants per code. County Planning: No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (AUGUST 1, 2002) The applicant was present. Staff presented the item and noted additional information was needed regarding building design, height and setbacks; signage; the number of teachers, employees and administrators; site lighting; and fencing. The applicant was asked to clearly indicate phase lines for the proposed parking lot; to indicate required dumpster screening; to provide a copy of the parking agreement with Christ Lutheran Church; and to describe the vehicle/bus drop- off/pickup pattern. The applicant responded that he would provide all needed information to staff. Staff asked the applicant to more clearly identify the number of existing and proposed classrooms. Public Works Comments were discussed. Staff noted in particular that the sidewalks were in poor condition. Staff commented that the school and church were still committed to 20-25% of the cost of the traffic signal. There was a brief discussion of the traffic circulation on the site. The applicant stated he thought two of the three driveways were one way. 3 August 22, 2002 ITEM NO.: 5 FILE NO.: Z -6425-B Landscape Comments were presented. Staff noted that the landscaping and screening along the east perimeter fell below ordinance standards. The applicant stated he would request a waiver of those requirements since the abutting property was owned by a "sister" organization, Christ Lutheran Church and School. The applicant was advised to submit all needed information to staff by noon, Wednesday, August 7, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: On February 5, 1988, the Planning Commission approved a conditional use permit allowing conversion of the former Olivet Baptist Church, located at 6711 West Markham Street, into the Lutheran High School. The approved plan included use of the existing building with no exterior changes to the building or the parking lots. Approval was granted 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. On May 11, 2000, the Commission approved a revision to the C.U.P. allowing for construction of a 16,000 square foot, detached gymnasium building and an 4 August 22, 2002 ITEM NO.: 5 FILE NO.: Z -6425-B increase in the student population from 200 to 250. The gymnasium building was to be located on the front of the property, with a 25 foot setback from the West Markham Street property line. This plan included the addition of 45 parking spaces, bringing the total number of proposed parking spaces to 136. The 45 new spaces were to be constructed once the existing, 91 space parking lot was regularly filled to 90% usage. The school restated its agreement to participate in the cost of traffic signal at Markham and Hughes, as per the February 1998 C.U.P. approval. The Commission's approval was granted subject to 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. The Lutheran High School now proposes to revise the previously approved C.U.P. by: Construction of a new gymnasium building as an addition to the existing school building rather than as a free-standing structure. The gymnasium footprint is approximately 22,000 square feet, with a total building square footage of 34,000 square feet. The two-story gymnasium includes public circulation, restrooms and concession areas designed around the top of the bleachers with dressing rooms, storage and weight rooms below. The gymnasium is designed to seat 1,000 persons. Additional classrooms are located in the building, expanding the total from its current 12 to 16 classrooms. • Future construction of a three-story addition onto the north side of the existing building, resulting in a further increase in the number of classrooms to 25. • The phased construction of additional parking expanding from the existing 91 spaces to 116 in Phase I and 193 in Phase II. • Increasing the student population from 250 to 400. Phase I is defined as the gymnasium building, 25 new parking spaces and the relocation of the driveway and one-way exit on the north side of the school. Phase II is defined as the classroom addition and the remaining 77 parking spaces. The proposed additions are to be constructed of brick to match the existing building, with hipped, metal pitched roofs. The existing, flat -roofed structure will be reroofed with a matching, hipped metal roof. A variance is requested to allow 5 August 22, 2002 ITEM NO.: 5 FILE NO.: Z -5425-B for a height of 50 feet. The existing flat -roofed structure is 42 feet in height. The additional height comes from the change to a pitched roof. A variance is also requested to allow for a reduction in the required land use buffer on the back (east) side of the school. A small portion of the extended, one-way driveway intrudes into that buffer. Staff supports a variance to allow the reduced buffer since the abutting, R-2 zoned property is owned by a sister organization, Christ Lutheran Church and School, and has previously been approved for construction of an expansion of that church and school. For that same reason, a waiver of the screening requirement on the east perimeter is requested. The school has reiterated its agreement to participate in the funding of a traffic signal at Markham and Hughes, as was originally agreed to in 1998. Representatives of the school attended a meeting of the Briarwood Neighborhood Association on August 6, 2002. According to the applicant, the neighborhood's reaction was positive and supportive and as with the previous C.U.P., the only concern was about traffic and the need for a traffic signal at Markham and Hughes. Staff is supportive of the proposed amended C.U.P. and believes the school can continue to be a positive segment of the neighborhood. On August 7, 2002, the applicant submitted an addendum to the cover letter and a slightly amended site plan that addressed the issues raised at Subdivision Committee and summarized above. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Compliance with the approved site plan and the development plan outlined in the applicant's cover letter and addendum; including the continued agreement to participate in the installation of a traffic signal at the intersection of West Markham and Hughes as agreed to in 1998. 3. The Phase II parking is to be constructed at the time the three-story classroom addition is constructed or at the time the existing parking reaches 90% capacity, whichever occurs first. 4. Signage is to be limited to that permitted in office zones. N August 22, 2002 ITEM NO.: 5 FILE NO.: Z -5425-B 5. Site lighting is to be low-level and directional, aimed inward to the site. Staff recommends approval of the requested building height and land use buffer (east perimeter) variances and the screening (east perimeter) waiver. PLANNING COMMISSION ACTION: (AUGUST 22, 2002) The applicant was present. There were no objectors present. One letter of objection had been submitted by several residents of the adjacent Briarwood Neighborhood. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Commissioner Rector asked about the outside intercom speaker/school bell that was referenced in the neighbors' letter. Doug Henson, of the Lutheran School Board, stated "the wires to that system were cut as of 3:30 this afternoon." In response to a question from Commissioner Rahman, the applicant stated that the outside intercom speaker/school bell would not be reinstalled. There was no further discussion. A motion was then made to approve the application subject to compliance with the conditions recommended by staff, including the building height, land use and screening buffers. The vote was 10 ayes, 0 noes, 0 absent and 1 open position. 7