TO: FROM: PLANNING COMMISSION MICHAEL ZEEK, AICP SUBJECT: GRACE CHRISTIAN ACADEMY AT DORSETT VILLAGE CHURCH (A/P #2012-14) DATE: JULY 5, 2012 Grace Christian Academy at Dorsett Village Church is a request for a Conditional Use Permit to establish a private school consisting of pre-school through 8th grade in the existing church at 2240 Bennington Place. The public hearing was originally held on May 8, 2012 and has been continued since that time. The applicant is ready to proceed with the hearing at the Commission s July 10, 2012 meeting. Given the time elapsed between hearings, the City required the applicant to re-notify surrounding property owners by mail. Staff is in receipt of a petition dated May 30th consisting of 105 signatures against the proposed Conditional Use Permit. This petition is attached to this memorandum. Also attached to this memorandum are several items from the applicant in response to concerns raised by the public and the Planning Commission at the May 8th hearing. These items include: A revised site plan with landscaping information A color site plan A cross section profile Three Dismissal Queuing Plans Information regarding sound tests conducted by the applicant at their existing and proposed locations Information regarding potential special events ATTACH. U:\P&Z\Case Files\Conditional Use\Grace Christian School.2240 Bennington\Staff Reports\Grace.Memo to Planning Commission.07-05-2012.pub
NOTES OWNER OF RECORD: DORSETT VILLAGE CHURCH #2240 BENNINGTON PLACE MARYLAND HEIGHTS, MO 63043 LOCATOR NUMBERS: PREPARED FOR: PREPARED BY: AREA OF SITE: 13O-22-1096 GRACE CHRISTIAN ACADEMY 12463 GRACE CHURCH ROAD MARYLAND HEIGHTS, MO. 63043 314.291.6933 VOLZ INCORPORATED 10849 INDIAN HEAD INDUSTRIAL BLVD. ST. LOUIS, MO 63132 314.426.6212 3.53 ACRES PARCEL 1 OF THE BOUNDARY ADJUSTMENT PLAT OF LOT A OF ECKELMAN ACRES A SUBDIVISION RECORDED IN PLAT BOOK 116 PAGE 29, AND THE BOUNDARY ADJUSTMENT PLAT OF LOT B OF ECKELMAN ACRES RECORDED IN PLAT BOOK 173 PAGE 78, AND LOT 5 OF HENRY WILLIAM ROHR ESTATES, A SUBDIVISION RECORDED IN PLAT BOOK 17 PAGE 29, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK 198 PAGE 38 OF THE ST. LOUIS COUNTY RECORDS. TOWNSHIP 46 NORTH RANGE 5 EAST ST. LOUIS COUNTY, MISSOURI EXISTING ZONING: EXISTING USE: PROPOSED USE: EXISTING PARKING R-5 SINGLE FAMILY RESIDENTIAL CHURCH EXISTING CHURCH / SCHOOL PRE-SCHOOL 8 TH GRADE 109 SPACES THERE ARE NO NEW STRUCTURES PROPOSED AND NO STORMWATER DETENTION FACILITIES PLANNED NO NEW LANDSCAPING PROPOSED THIS SITE IS IN THE FOLLOWING DISTRICTS: METROPOLITAN ST. LOUIS SEWER DISTRICT CREVE COEUR FIRE PROTECTION DISTRICT PARKWAY SCHOOL DISTRICT CREVE COEUR CREEK WATER SHED THIS SITE IS IN THE FOLLOWING UTILITY SERVICE AREAS: AMERICAN WATER COMPANY LACLEDE GAS COMPANY AMEREN UE COMPANY AT&T (TELEPHONE) CHARTER COMMUNICATIONS (CABLE T.V.) BY O RDER O F G R AC E CH RISTIAN AC AD EM Y, W E H AVE PR EP AR ED A SITE PL AN, THE RESULTS O F W HICH ARE CURR ENTLY REPR ESENTED O N THE DR AW ING, W HICH IS A SIT E PL AN NO T FO R CO NSTRUCTIO N AND W AS PREP AR ED FO R THE SO LE LIM ITED PUR PO SE O F PRO VIDING A CO NC EPT FO R THE PRO PO SED D EVELO PM ENT O F THE TR ACT AN D IS INTENDED O NLY FO R THE PR ELIM IN ARY USE O F G O VERNM ENTAL REVIEW ING AUTHO R ITIES FO R THE PURPO SE O F O BTAINING AP PRO V AL O F THE CO ND ITIO N AL U SE PERM IT AN D IS SU BJECT TO SUCH CO M M ENTS, RECO M M END ATIO N O R REVISIO NS AND M AY BE D EEM ED NEC ESS AR Y O R APPRO PRIATE IN FURTHER ANC E O F SUCH PUR PO SES. THIS PL AN IS A CO R RECT REPR ESENTATIO N O F ALL EXISTING AND PRO PO SED L AND DIVISIO NS. IN THE PREPAR AT IO N O F THIS PLAN, NO G R AD ING B AL AN CES H AVE BEEN DO NE AND THIS CO NC EPT PL AN IS SUBJECT TO THAT W HICH A M O RE DET AILED EV ALU ATIO N M AY INDICAT E. SO ILS AN D SUBSURFAC E INFO RM ATIO N H AVE NO T BEEN AV AIL ABLE AND H ENCE NO T T AK EN INTO AC CO UNT. ZO NING DEN SITY IS ASSUM ED. THE LO C ATIO N, C AP AC ITY AND AV AIL AB ILITY O F UTILITIES AR E T AK EN FRO M AV AIL ABLE INFO RM ATIO N W ITHO UT VERIFIC ATIO N. AC CORDING LY, THE UN DER SIG N ED DISCLAIM S RESPO N SIBILITY FO R THE ACCU R ACY O F THE AFO RES AID M ATTERS FO R DILIG EN CE TH AT W O ULD BE N EC ESS AR Y TO ADD RESS ALL O THER ISSU ES O F D EVELO PM ENT. D AN IEL R. KO ZIAT EK, P.E. PRO FESSIO N AL ENG INEER PE-2004017198 RICH ARD G. NO RVELL, P.L.S. PRO FESSIO N AL L AND SUR VEYO R P.L.S. #2005000077 CALL MISSOURI ONE CALL SYSTEMS INC. TWO FULL WORKING DAYS IN ADVANCE OF STARTING WORK.MISSOURI ONE-CALL 1-800-344-7483 THE UNDERGROUND UTILITIES SHOWN HEREIN WERE PLOTTED FROM AVAILABLE INFORMATION AND DO NOT NECESSARILY REFLECT THE ACTUAL EXISTENCE, OR NONEXISTENCE, SIZE, TYPE, NUMBER, OR LOCATION OF THESE OR OTHER UTILITIES. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE ACTUAL LOCATION OF ALL UNDERGROUND UTILITIES IN THE FIELD, SHOWN OR NOT SHOWN, PRIOR TO ANY GRADING, EXCAVATION, OR CONSTRUCTION OF IMPROVEMENTS. THESE PROVISIONS SHALL IN NO WAY ABSOLVE ANY PARTY FROM COMPLYING WITH THE UNDERGROUND FACILITY SAFETY AND DAMAGE PREVENTION ACT, CHAPTER 319, RSMO.
NOTES OWNER OF RECORD: DORSETT VILLAGE CHURCH #2240 BENNINGTON PLACE MARYLAND HEIGHTS, MO 63043 LOCATOR NUMBERS: PREPARED FOR: PREPARED BY: AREA OF SITE: 13O-22-1096 GRACE CHRISTIAN ACADEMY 12463 GRACE CHURCH ROAD MARYLAND HEIGHTS, MO. 63043 314.291.6933 VOLZ INCORPORATED 10849 INDIAN HEAD INDUSTRIAL BLVD. ST. LOUIS, MO 63132 314.426.6212 3.53 ACRES PARCEL 1 OF THE BOUNDARY ADJUSTMENT PLAT OF LOT A OF ECKELMAN ACRES A SUBDIVISION RECORDED IN PLAT BOOK 116 PAGE 29, AND THE BOUNDARY ADJUSTMENT PLAT OF LOT B OF ECKELMAN ACRES RECORDED IN PLAT BOOK 173 PAGE 78, AND LOT 5 OF HENRY WILLIAM ROHR ESTATES, A SUBDIVISION RECORDED IN PLAT BOOK 17 PAGE 29, ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK 198 PAGE 38 OF THE ST. LOUIS COUNTY RECORDS. TOWNSHIP 46 NORTH RANGE 5 EAST ST. LOUIS COUNTY, MISSOURI EXISTING ZONING: EXISTING USE: PROPOSED USE: EXISTING PARKING R-5 SINGLE FAMILY RESIDENTIAL CHURCH EXISTING CHURCH / SCHOOL PRE-SCHOOL 8 TH GRADE 109 SPACES THERE ARE NO NEW STRUCTURES PROPOSED AND NO STORMWATER DETENTION FACILITIES PLANNED NO NEW LANDSCAPING PROPOSED THIS SITE IS IN THE FOLLOWING DISTRICTS: METROPOLITAN ST. LOUIS SEWER DISTRICT CREVE COEUR FIRE PROTECTION DISTRICT PARKWAY SCHOOL DISTRICT CREVE COEUR CREEK WATER SHED THIS SITE IS IN THE FOLLOWING UTILITY SERVICE AREAS: AMERICAN WATER COMPANY LACLEDE GAS COMPANY AMEREN UE COMPANY AT&T (TELEPHONE) CHARTER COMMUNICATIONS (CABLE T.V.) BY O RDER O F G R AC E CH RISTIAN AC AD EM Y, W E H AVE PR EP AR ED A SITE PL AN, THE RESULTS O F W HICH ARE CURR ENTLY REPR ESENTED O N THE DR AW ING, W HICH IS A SIT E PL AN NO T FO R CO NSTRUCTIO N AND W AS PREP AR ED FO R THE SO LE LIM ITED PUR PO SE O F PRO VIDING A CO NC EPT FO R THE PRO PO SED D EVELO PM ENT O F THE TR ACT AN D IS INTENDED O NLY FO R THE PR ELIM IN ARY USE O F G O VERNM ENTAL REVIEW ING AUTHO R ITIES FO R THE PURPO SE O F O BTAINING AP PRO V AL O F THE CO ND ITIO N AL U SE PERM IT AN D IS SU BJECT TO SUCH CO M M ENTS, RECO M M END ATIO N O R REVISIO NS AND M AY BE D EEM ED NEC ESS AR Y O R APPRO PRIATE IN FURTHER ANC E O F SUCH PUR PO SES. THIS PL AN IS A CO R RECT REPR ESENTATIO N O F ALL EXISTING AND PRO PO SED L AND DIVISIO NS. IN THE PREPAR AT IO N O F THIS PLAN, NO G R AD ING B AL AN CES H AVE BEEN DO NE AND THIS CO NC EPT PL AN IS SUBJECT TO THAT W HICH A M O RE DET AILED EV ALU ATIO N M AY INDICAT E. SO ILS AN D SUBSURFAC E INFO RM ATIO N H AVE NO T BEEN AV AIL ABLE AND H ENCE NO T T AK EN INTO AC CO UNT. ZO NING DEN SITY IS ASSUM ED. THE LO C ATIO N, C AP AC ITY AND AV AIL AB ILITY O F UTILITIES AR E T AK EN FRO M AV AIL ABLE INFO RM ATIO N W ITHO UT VERIFIC ATIO N. AC CORDING LY, THE UN DER SIG N ED DISCLAIM S RESPO N SIBILITY FO R THE ACCU R ACY O F THE AFO RES AID M ATTERS FO R DILIG EN CE TH AT W O ULD BE N EC ESS AR Y TO ADD RESS ALL O THER ISSU ES O F D EVELO PM ENT. D AN IEL R. KO ZIAT EK, P.E. PRO FESSIO N AL ENG INEER PE-2004017198 RICH ARD G. NO RVELL, P.L.S. PRO FESSIO N AL L AND SUR VEYO R P.L.S. #2005000077 CALL MISSOURI ONE CALL SYSTEMS INC. TWO FULL WORKING DAYS IN ADVANCE OF STARTING WORK.MISSOURI ONE-CALL 1-800-344-7483 THE UNDERGROUND UTILITIES SHOWN HEREIN WERE PLOTTED FROM AVAILABLE INFORMATION AND DO NOT NECESSARILY REFLECT THE ACTUAL EXISTENCE, OR NONEXISTENCE, SIZE, TYPE, NUMBER, OR LOCATION OF THESE OR OTHER UTILITIES. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE ACTUAL LOCATION OF ALL UNDERGROUND UTILITIES IN THE FIELD, SHOWN OR NOT SHOWN, PRIOR TO ANY GRADING, EXCAVATION, OR CONSTRUCTION OF IMPROVEMENTS. THESE PROVISIONS SHALL IN NO WAY ABSOLVE ANY PARTY FROM COMPLYING WITH THE UNDERGROUND FACILITY SAFETY AND DAMAGE PREVENTION ACT, CHAPTER 319, RSMO.
Sound tests performed at a distance of 30 feet from existing playground at Grace Christian Academy: 5/17/12 @ 11:08 a.m. Northside of building Facing away from the building decibels 66 67 Facing the building decibels 66 71 27 K 1st grade Facing away from the building decibels 72 77 Facing the building decibels 66 72 42 3rd 5th grade Facing away from the building decibels 68 74 Facing the building decibels 69 74 East side of Building Facing away from the building decibels 64 65 Facing the building 65 71 22 Preschool & K Facing away from the building decibels 65 70 Facing the building decibels 64 67 5/18/12 10:05 a.m. @ Dorsett Village Church decibels in the field 58 65 average decibels 61 At the residences adjacent to the Dorsett Village Church, there is a 40' 65' distance from the residences to the property line, then another 20' 30' distance from the property line to the playground fence or area closest to the property line. In the "worst case scenario" (closest conditions) the exterior wall or patio is 70' or further from the edge of the playgrounds (and the kids will likely be playing away from the edges, adding additional separation or distance to these figures). This represents a separation of more than twice of the distance in the tests conducted.
SPECIAL EVENTS Grandparents' Day: 200-225 attendees, parking on-site with overflow parking and shuttle service, if required, from another local church This is a day where grandparents can visit the school from approximately 8:30 a.m.- 10:30 a.m. where they enjoy a light breakfast and then get to visit their grandchildren's classrooms. Pre-School - 5th Grade Open House: 140-160 attendees, parking on-site This is an evening in the early Fall where parents can visit the school from approximately 6:00 p.m. - 8:00 p.m. and visit their children's classrooms and meet the teachers. There is no fixed schedule for families so they come and go based on their own availability. Fall Parent / Teacher Conferences: 100 attendees per day for two days, parking on-site These are two days where parents can visit with their children's teachers for a 15 minute conference between 4:00 p.m. - 7:00 p.m. to review their children's progress to-date for the school year. Fall Sports' Awards: 100-125 attendees, parking on-site This evening event occurs between 6:30 p.m. - 8:00 p.m. where children participating in the school athletics program receive awards and recognition for their participation. Christmas Music Program: 200-225 attendees, parking on-site with overflow parking and shuttle service from another local church This program occurs between 6:00 p.m. - 8:00 p.m. in mid-december where children of each age group participate in a vocal music presentation. Trivia Night: 80-100 attendees, parking on-site This event occurs between 6:00 p.m. - 8:00 p.m. and is a chance for families to come out and play as families or other teams. Spring Parent / Teacher Conferences: 100 attendees per day for two days, parking on-site These are two days where parents can visit with their children's teachers for a 15 minute conference between 4:00 p.m. - 7:00 p.m. to review their children's progress to-date for the school year.
Spring Sports' Awards: 100-125 attendees, parking on-site This evening event occurs between 6:30 p.m. - 8:00 p.m. where children participating in the school athletics program receive awards and recognition for their participation. Spring Music Program: 200-225 attendees, parking on-site with overflow parking and shuttle service from another local church This program occurs between 6:00 p.m. - 8:00 p.m. where children of each age group participate in a vocal music presentation. Spring Carnival: 200-225 attendees, parking on-site with overflow parking and shuttle service from another local church The carnival occurs on a Saturday in the Spring, approximately from 10:00 a.m. - 4:00 p.m., and includes games and prizes. 8th Grade Graduation: 100-125 attendees, parking on-site The Graduation Program occurs in the Spring, typically on a weekday evening from 6:30 p.m. - 8:00 p.m., and celebrates the achievements and recognizes the students that will be going on to attend high school at other institutions.