Z-3879-B Staff AnalysisMarch 15, 2007
ITEM NO.: B FILE NO.: Z -3879-B
NAME: Chicot Elementary School — Revised Conditional
Use Permit
LOCATION: 11,100 Chicot Road
OWNER/APPLICANT: Little Rock School District/Peters and Associates
PROPOSAL: A revision to the previously approved conditional use
permit is requested to allow for construction of a
classroom addition, a bus loop driveway and
additional parking on this R-2 zoned site.
SITE LOCATION:
The site is located on the west side of Chicot Road, approximately'/ mile
south of Mabelvale Cut -Off.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in an area that is primarily residential in use and
zoning. Most all of the surrounding properties are zoned R-2 and contain
a variety of single family housing types. An R-7 zoned mobile home park
is located two blocks south of the site. The school has been a component
of this neighborhood for many years. Allowing the proposed additions
should not affect the school's continued compatibility with the
neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet of the site who could be identified and the SWLR United for
Progress, Legion Hut and Oxford Valley Neighborhood Associations were
notified of this request.
3. ON SITE DRIVES AND PARKING:
A single driveway off of Chicot Road provides access to a 77± space
parking lot and a bus loop located north of the school building. An
unpaved driveway is located south of the school. The school district
proposes to construct a new, 67 -space parking lot adjacent to the existing
parking on the north side and a bus loop and 18 -space parking lot on the
south side of the school. The school currently has 31 classrooms with an
enrollment of 605 students and 78 employees. The expansion will add
200 more students and 42 additional employees. The 162± parking
spaces, along with the new bus loop should be sufficient for the school.
March 15, 2007
ITEM NO.: B Cont. FILE NO.: Z -3879-B
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal Landscape and Buffer
Ordinance requirements.
The proposed driveway appears to encroach into the minimum land use
buffer area, which is a requirement of the zoning buffer ordinance. This is
a requirement of both the zoning buffer ordinance and the landscape
ordinance. Seventy percent (70%) of this buffer is to remain undisturbed.
A variance from the City Beautiful will be required prior to the issuance of
a building permit.
An automatic irrigation system to water newly landscaped areas will be
required.
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 southern and eastern perimeters of the bus lane. Credit towards
fulfilling this requirement can be given for existing trees and undergrowth
that satisfies this year -around requirement.
5. PUBLIC WORKS COMMENTS:
1. Chicot 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.
2. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Chicot
Road with planned development. Chicot Road is required to be
widened with the back of curb to be located 29.5 feet from the
centerline. The improvements should begin at the north driveway.
Section 30-281 of City code states the property owner (Chicot
Elementary School) is responsible for boundary street improvements
associated with the bridge. On an arterial street the property owner
is responsible for the initial 15 feet of the span length of the bridge.
Since the bridge is much larger and will have to be reconstructed at
the same time, an in -lieu payment should be made for the
improvements based on a licensed engineer's estimates.
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
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March 15, 2007
ITEM NO.: B (Cont.
FILE NO.: Z -3879-B
4. A grading permit in accordance with Section 29-186 (c) & (d) will be
required prior to any land clearing or grading activities at the site.
Site grading, and drainage plans will need to be submitted and
approved prior to the start of construction.
5. A special Grading Permit for Flood Hazard Areas will be required per
Section 8-283 prior to construction.
6. Since portions of the new addition is located in the floodplain, the
minimum Finish Floor elevation of 1 foot above the base flood
elevation is required to be shown on plat and grading plans.
7. Repair or replace any sidewalk that is damaged in the public right-of-
way prior to occupancy.
8. Plans of all work in right-of-way shall be submitted for approval prior
to start of work. Obtain barricade permit prior to doing any work in
the right-of-way from Traffic Engineering at (501) 379-1805 (Travis
Herbner).
9. Prepare a letter of pending development addressing street lights as
required by Section 31-403 of the Little Rock code. Contact Traffic
Engineering at (501) 379-1813 (Steve Philpott) for more information
regarding street light requirements.
10. 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) 379-1805 (Travis Herbner) for more
information.
11. From the plan, it is not certain if any fill or other obstructions is
proposed to be located within the floodway. Obstructions such as
fence are not allowed to be located within the floodway. If fill is
proposed, the fill cannot cause an increase in the base flood
elevation. Provide a "No Rise" certification certifying the fill does not
increase the base flood elevation.
12. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
CenterPoint Energy: No Comments received.
AT&T (SBC): No Comments received.
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March 15, 2007
ITEM NO.: B (Cont.
FILE NO.: Z -3879-B
Water: It appears that the existing fire service may be in conflict with the
proposed building. Additional fire hydrant(s) may be required. Contact
the Little Rock Fire Department to obtain information regarding the
required placement of the hydrant(s) and contact Central Arkansas
Water regarding procedures for installation of the hydrant(s). Contact
Central Arkansas Water if larger and/or additional meter(s) are
needed.
Fire Department: Approved as submitted.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 22, 2007)
The applicant was present. Staff presented the item and noted additional
information was needed regarding building setbacks and design, number of
classrooms, students and employees. Public Works, Landscape and Utility
Comments were discussed. The applicant stated he would meet with staff to
discuss the issue of Chicot Road bridge improvements. It was noted that a
variance was needed for the reduced buffer adjacent to the single family zoned
property to the southeast. The applicant was advised to respond to staff issues
by February 28, 2007. The Committee then forwarded the item to the full
Commission.
STAFF ANALYSIS:
Chicot Elementary School is located on the large, R-2 zoned tract at 11,100
Chicot Road. The school was constructed in the mid -1970's and currently
contains 31 classrooms with an enrollment of 605 students. The Little Rock
School District proposes to construct a 10 classroom addition onto the east side
of the school. In addition, a new bus loop is to be constructed along the south
side of the school and a 67 -space parking lot is proposed on the north side. The
new addition will have a 31 -foot setback from the front property line; exceeding
the ordinance minimum of 25 -feet. The addition will be constructed of masonry
similar to the existing building with a similar parapet height and built-up
membrane roof. Access to the new parking lot will be through the existing
parking lot. The new bus loop will be accessed from a new driveway off of Chicot
Road.
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March 15, 2007
ITEM NO.: B (Cont.
FILE NO.: Z-38
The applicant submitted responses to issues raised at Subdivision Committee.
The existing dumpster will remain. Required right-of-way is already in place.
Required street improvements will be made. Public Works staff has advised that
it has determined no improvements will be necessary to the bridge since the
improvements were completed as part of a previous city project. Additional fire
hydrants will be installed. The proposed bus loop does encroach into the
required buffer. A variance is requested. A six-foot tall opaque fence will be
constructed on the eastern perimeter of the bus loop and dense plantings will be
provided along the southern perimeter of the bus lane. Irrigation hose bibs will
be provided within 75 feet of all new landscaped areas.
To staff's knowledge, there are no outstanding issues. Staff is supportive of the
C.U.P. and of a variance to allow the reduced land use buffer. There is no bill of
assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P subject to compliance with
the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
Staff recommends approval of the requested land use buffer variance subject to
the screening being installed as proposed.
PLANNING COMMISSION ACTION: (MARCH 15, 2007)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval, subject to compliance with the
conditions outlined in the "staff recommendation" above. There was no further
discussion.
The item was placed on the consent agenda and approved as recommended by
staff. The vote was 8 ayes., 0 noes and 3 absent.
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