Z-3879-D Staff AnalysisDecember 15, 2011
ITEM NO.: 3 FILE NO.: Z -3879-D
NAME: Chicot Elementary Parking Expansion and
Improvements — Conditional Use Permit
LOCATION: 11100 Chicot Road
OWNER/APPLICANT: Little Rock School District/Peters and Associates
PROPOSAL: A conditional use permit is requested to allow for the
development of additional parking and improvements
to the existing parking located on this R-2 zoned
elementary school site.
2.
SITE LOCATION:
The school is located on the west side of Chicot Road, several blocks
south of Mabelvale Cut -Off.
COMPATIBILITY WITH NEIGHBORHOOD:
The school is located in an area that is primarily residential in nature.
Surrounding properties contain a variety of residential uses; including
various types of site built homes and mobile homes. The school has been
a part of the neighborhood for many years. The addition of more parking
on the campus and the improvements to some of the existing parking will
not affect the school's continued compatibility with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the SWLR United for Progress, Legion Hut
and Yorkwood Neighborhood Associations.
3_ ON SITE DRIVES AND PARKING:
The parking requirement for an elementary school is 1 space per
classroom and one space per employee. This school has 53 classrooms
and a total of 121 employees; requiring 174 parking spaces. There are
currently 107 parking spaces located in a larger parking lot on the north
side of the school and a smaller lot south of the school. A bus driveway is
located on the south side of the building. Under this plan, the north
parking lot will be improved and modified resulting in a net gain of 93
parking spaces. The south parking lot will be expanded to create 106 new
parking spaces. One new driveway onto Chicot Road will be placed on
the south side of the southern parking lot. A total of 306 parking spaces
will be located on the site after all improvements and expansions.
December 15, 2011
ITEM NO.: 3
4. SCREENING AND BUFFERS:
FILE NO.: Z -3879-D
Site plan must comply with the City's landscape and buffer ordinance
requirements.
A fifty -foot (50) wide land use buffer is required to separate this proposed
development from the residential property on the northern and southern
perimeters of the site. Currently, the northern perimeter is not meeting
this minimum requirement. Seventy percent (70%) of these buffers are to
remain undisturbed.
A thirty-six foot (36') wide land use buffer is required to separate this
proposed development from the residential property on the western
perimeter of the site, next to the proposed parking lot addition. Seventy
percent (70%) of these buffers are to remain undisturbed.
The zoning buffer ordinance requires an average thirty-six foot (36') wide
street buffer along Chicot Road and in no case to be less than half. It
appears the parking aisle width can be reduced within the parking lot
closest to Chicot Road allowing for more street buffer.
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 northern, southern, and western perimeters of the site. Credit towards
fulfilling this requirement can be given for existing trees and undergrowth
that satisfies this year -around requirement.
The landscape ordinance requires a minimum of 8 % of the paved areas
be landscaped with interior islands of at least 7 %2 feet in width and 300
square feet in area. Proposed plan does not currently reflect this
minimum in some areas. Islands need to be evenly distributed
throughout the site.
A nine -foot (9') wide strip is required around the sites entirety. A variance
from this minimal amount will be required prior to the issuance of a
building permit.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
2
December 15, 2011
ITEM NO.: 3 (Cont.
FILE NO_: Z -3879-D
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
5. PUBLIC WORKS COMMENT
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. In accordance with Section 31-176, floodway areas must be shown
as floodway easements or be dedicated to the public. In addition, a
25 foot wide access easement is required adjacent to the floodway
boundary.
3. Due to development planned to occur in the floodplain, a special
Grading Permit for Flood Hazard Areas will be required per Sec. 8-283
prior to construction.
4. At time of site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to Chicot
Road including 5 -foot sidewalks with planned development. The new
back of curb should be located 29.5 ft from the centerline. The back of
the new sidewalk should be placed at the property line.
5. Storm water detention ordinance applies to this property.
6. The entrance and exit from the south parking lot should be located
75 ft from the proposed curb on Chicot Road.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this project.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Contact Central Arkansas Water regarding the size and location of the
water meter.
3
December 15, 2011
ITEM NO.: 3 Cont. FILE NO.: Z -3879-D
If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation
of the RPZA, successful tests of the assembly must be completed by a
Certified Assembly Tester licensed by the State of Arkansas and approved
by CAW. The test results must be sent to CAW's Cross Connection
Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 377-1226 if you would like to discuss
backflow prevention requirements for this project.
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: Approved as submitted. Maintain access at least twenty
(20) foot wide.
County Planning: No Comments.
CATA: The site is not located on a CATA bus route_
SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 23, 2011)
Ernie Peters was present representing the application. Staff presented the item
and noted additional information was needed. Staff commented that the depth of
the parking stalls and driveways in the northern parking lot appeared to not meet
ordinance minimums. Mr. Peters stated he would correct those measurements.
Public Works Comments were discussed. In response to a question, Mr. Peters
stated bus traffic would be changed to a one-way movement under this plan;
entering the site at the middle driveway and exiting at the new southern
driveway. He stated he would make the required change to the entrance into the
new southern parking lot to provide proper separation from Chicot Road.
Landscape Comments were discussed. Staff noted the entire site would not
have to be screened, only the new parking lots and drives. It was noted that a
variance would be needed to allow the buffer on the north side to be within an
easement since Public Works was requesting an access easement along the
12
December 15, 2011
ITEM NO.: 3 (Cont.
FILE NO.: Z -3879-D
floodway boundary. Mr. Peters stated he would address the landscape issues in
a revised plan.
The Committee determined there were no other issues and forwarded the item to
the full Commission.
STAFF ANALYSIS:
Chicot Elementary School is located on the R-2 zoned, 23± acre tract at 11100
Chicot Road. The site contains the elementary school building, playgrounds and
parking. The building contains 53 classrooms. The main parking lot is located
on the north side of the property. A smaller parking area and the bus driveway
are located south of the building. A conditional use permit is requested to allow
for improvements to and expansion of the existing parking. A total of 107 parking
spaces are now located on the site. A minimum of 174 spaces are required.
The south parking lot is to be expanded to create 106 new parking spaces. A
new south access drive will tie the bus drive to Chicot Road. The north parking
lot will be modified and enlarged for a net increase of 93 new spaces. The site
will have 306 parking spaces after the modifications are complete. Chicot Road
will be widened to MSP standards for the school frontage.
No new signage is proposed. No new lighting or fencing are proposed.
The applicant submitted a revised site plan addressing the issues raised at
Subdivision Committee. The required buffers and screening are being provided
along the street and adjacent to single family on the west and south. The
entrance to the new parking lot on the south side of the school has been moved
to provide the required distance from Chicot Road. The parking spaces in the
north parking lot have been reconfigured to provide proper depth and width. The
required 25 foot access easement along the floodway boundary on the north
perimeter of the site will be provided. All required landscaping will be provided.
A floodway is located along the north perimeter. The property to the north is
zoned R-2 but is occupied by a church. Since the property to the north is zoned
R-2, the school should typically be required to provide a buffer along the common
boundary. Due to the presence of the floodway and the associated drainage and
access easements, the school is requesting a variance from the full buffer
requirements. They are asking that the area of the easements be included in the
buffer area. Staff supports this variance due to the presence of the floodway and
the fact that the R-2 zoned property to the north is not occupied by a residence
but by a church.
5
December 15, 2011
ITEM NO.: 3 Cont. FILE NO.: Z -3879-D
To staff's knowledge, there are no outstanding issues. There is no bill of
assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff
report.
Staff recommends approval of a variance to allow the easement area along the
north perimeter of the site to count toward fulfilling the buffer requirement.
PLANNING COMMISSION ACTION: (DECEMBER 15, 2011)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as 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 by a vote of 8 ayes, 0 noes and
3 absent.
n
SUBDIVISION COMMITTEE COMMENTS
NOVEMBER 23, 2011
ITEM NO.: 3. CHICOT ELEMENTARY PARKING EXPANSION AND IMPROVEMENTS
CONDITIONAL USE PERMIT - 11100 CHICOT ROAD Z -3879-D
Planning Staff Comments:
1. There is no Bill of Assurance for this acreage tract.
2. Based on the number of classrooms and employees, this school requires one hundred seventy-four (174)
parking spaces. It appears there are one hundred and seven (107) currently existing with two hundred ten
(210) new spaces being prepared for a total of three hundred seventeen (317) spaces.
3. Screening is required on the west perimeter of the reconfigured northern parking lot.
4. No new lighting is proposed. Any new lighting must be shielded and directed downward and into the site.
5. It appears that the depth of the parking spaces and driveways in the northern parking lot do not meet
ordinance minimums. Reconfigure to comply.
6. No new fencing or signage is proposed.
Variance/Waivers:
• None requested
Public Works:
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. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be
dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the
floodway boundary.
3. Due to development planned to occur in the floodplain, a special Grading Permit for Flood Hazard
Areas will be required per Sec. 8-283 prior to construction.
4. At time of site development, provide design of street conforming to the Master Street Plan. Construct
one-half street improvement to Chicot Road including 5 -foot sidewalks with planned development.
The new back of curb should be located 29.5 ft from the centerline. The back of the new sidewalk
should be placed at the property line.
5. Storm water detention ordinance applies to this property.
6. The entrance and exit from the south parking lot should be located 75 ft from the proposed curb on
Chicot Road.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T (SBC): No comments received.
Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met.
Contact Central Arkansas Water regarding the size and location of the water meter.
If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work
would be done at the expense of the developer.
Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first
point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and
approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of
installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to
discuss backflow prevention requirements for this project.
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: Approved as submitted. Maintain access at least twenty (20) foot wide
County Planning: No Comments.
CATA: The site is not located on a CATA bus route.
Planning Division: No Comments.
Landscape. Site plan must comply with the City's minimal landscape and buffer ordinance requirements
A fifty -foot (50) wide land use buffer is required to separate this proposed development from the residential
property on the northern and southern perimeters of the site. Currently, the northern perimeter is not meeting this
minimum requirement. Seventy percent (70%) of these buffers are to remain undisturbed.
A thirty-six foot (36') wide land use buffer is required to separate this proposed development from the residential
property on the western perimeter of the site, next to the proposed parking lot addition. Seventy percent (70%) of
these buffers are to remain undisturbed.
The zoning buffer ordinance requires an average thirty-six foot (36') wide street buffer along Chicot Road and in
no case to be less than half. It appears the parking aisle width can be reduced within the parking lot closest to
Chicot Road allowing for more street buffer.
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 northern, southern, and western perimeters of the site. Credit towards
fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around
requirement.
The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at
least 7 % feet in width and 300 square feet in area. Proposed plan does not currently reflect this minimum in some
areas. Islands need to be evenly distributed throughout the site.
A nine -foot (9') wide strip is required around the sites entirety. A variance from this minimal amount will be
required prior to the issuance of a building permit.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with
the seal of a Registered Landscape Architect.
The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit
toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or
larger.
Qthqn Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than
Wednesday November 30, 2011, Required notices are to be sent via certified mail to all owners of property Iocated
within two hundred (200) feet of the site no later than Wednesday November 30, 2011. The City provided notice
form must be used. Proof of notice is to be provided to staff no later than December 5, 2011.
Mr. Dan Carney
June 29, 2010
Page 2
Variance/Waivers:
None requested.
Response: A variance is requested for the City required fifty foot (50 ) wide land use buffer to
separate this proposed development from the residential property on the northern and southern
perimeters of the site. It is proposed that the existing undisturbed thirty-foot (30 ) drainage
easement be included in the total fifty foot (50 ) wide land use buffer.
Public Works:
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.
Response: Additional right of way dedication will be provided to the City of Little Rock.
2. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be
dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the
floodway boundary.
Response: The site survey and site plan will be amended to show the addition of a 25 foot wide
access easement adjacent to the floodway boundary.
3. Due to development planned to occur in the floodplain, a special Grading Permit for Flood
Hazard Areas will be required per Sec. 8-283 prior to construction.
Response: Grading Permit for Flood Hazard Areas will be secured from Public Works.
4. At time of site development, provide design of street conforming to the Master Street Plan.
Construct one-half street improvement to Chicot Road including 5 -foot sidewalks with planned
development. The new back of curb should be located 29.5 ft from the centerline. The back of
the new sidewalk should be placed at the property line.
Response: Acknowledged and agreed.
5. Storm water detention ordinance applies to this property.
Response: Storm water detention or an in -lieu fee will be provided.
6. The entrance and exit from the south parking lot should be located 75 feet from the proposed
curb on Chicot Road.
Response: The entrance and exit from the south parking lot has been relocated on the revised
site plan.
Utilities and Fire Department/County Planning
Wastewater: Sewer available to this project.
Response: Acknowledged.
Entergy: No comments received.
Response: Acknowledged.
Centerpoint Energy: No comments received.
Response: Acknowledged.
AT&T (SBC): No comments received.
Response: Acknowledged.
Water: All Central Arkansas Water requirements in effect at the time of request for water service must
be met. Contact Central Arkansas Water regarding the size and location of the water meter.
If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer.
Mr. Dan Carney
June 29, 2010
Page 3
Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer
assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the
first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful
tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226
if you would like to discuss backflow prevention requirements for this project.
Response: RPZ Valve will be provided as apart of the landscape irrigation plan for parking areas.
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.
Response: Acknowledged.
Fire Department: Approved as submitted. Maintain access at least twenty (20) foot wide.
Response: Acknowledged.
County Planning: No Comments.
Response: Acknowledged.
LATA: The site is not located on a CATA bus route.
Response: Acknowledged.
Planning Division: No Comments.
Response: Acknowledged.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements.
Response: A landscape and irrigation plan for the two new parking areas will be prepared by
registered landscape architect and provided to the City for approval.
2. A fifty -foot (50) wide land use buffer is required to separate this proposed development from the
residential property on the northern and southern perimeters of the site. Currently, the northern
perimeter is not meeting this minimum requirement. Seventy percent (70%) of these buffers are
to remain undisturbed.
Response: A variance is requested for the City required fifty foot (50) wide land use buffer to
separate this proposed development from the residential property on the northern and southern
perimeters of the site. It is proposed that the existing undisturbed thirty-foot (30) drainage
easement be included in the total fifty foot (50 ) wide land use buffer.
3. A thirty-six foot (36') wide land use buffer is required to separate this proposed development
from the residential property on the western perimeter of the site, next to the proposed parking
lot addition. Seventy percent (70%) of these buffers are to remain undisturbed.
Response: Acknowledged and agreed.
4. The zoning buffer ordinance requires an average thirty-six foot (36') wide street buffer along
Chicot Road and in no case to be less than half. It appears the parking aisle width can be reduced
within the parking lot closest to Chicot Road allowing for more street buffer.
Response: Plan has been amended to provide for a minimum 36 foot wide street buffer.
5. 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 northern, southern, and western
perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees
and undergrowth that satisfies this year -around requirement.
Mr. Dan Carney
June 29, 2010
Page 4
Response: A six (6) foot high wood fence will be constructed along the northern, southern, and
western perimeters of the site adjacent to proposed new construction.
6. The landscape ordinance requires a minimum of 8% of the paved areas be landscaped with
interior islands of at least 7 '/z feet in width and 300 square feet in area. Proposed plan does not
currently reflect this minimum in some areas. Islands need to be evenly distributed throughout
the site.
Response: Plan has been amended to provide landscape islands as requested.
7. A nine -foot (9') wide strip is required around the sites entirety. A variance from this minimal
amount will be required prior to the issuance of a building permit.
Response: Acknowledged and agreed.
8. An automatic irrigation system to water landscaped areas will be required.
Response: A landscape and irrigation plan for the two new parking areas will be prepared by a
registered landscape architect.
9. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape
plan stamped with the seal of a Registered Landscape Architect.
Response: A landscape and irrigation plan for the two new parking areas will be prepared by a
registered landscape architect.
10. The City Beautiful Commission recommends preserving as many existing trees as feasible on
this site. Credit toward fulfilling Landscape Ordinance requirements can be given when
preserving trees of six (6) inch caliper or larger.
Response: Acknowledged.
Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later
than Wednesday November 30, 2011. Required notices are to be sent via certified mail to all owners of
property located within two hundred (200) feet of the site no later than Wednesday November 30, 2011.
The City provided notice form must be used. Proof of notice is to be provided to staff no later than
December 5, 2011.
Response: Four (4) copies of revised site plan are transmitted herewith. Notices required to be sent to
property owners were mailed November 28, 2011 and copies of receipts of Certified Mail Notices, a
certified abstract list of property owners on record and a copy of the Notice of Public Hearing was
mailed under separate copy to the City of Little Rock.
Please call if you have questions regarding this matter or if you need additional information.
Sincerely,
PETERS & ASSOCIATES ENGINEERS, INC.
Ernest J. Peters, P.E.
President
cc: Wayne Adams, LRSD
Jim Holloway, LRSD