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Z-3895-B Staff AnalysisOctober 30, 2003 ITEM NO.: 13 FILE NO.: Z -3895-B NAME: Francis A. Allen School — Conditional Use Permit LOCATION: 816 North Tyler Street OWNER/APPLICANT: Francis A. Allen School/ Canino Peckham and Associates PROPOSAL: A conditional use permit is requested to allow for expansion of this existing school. The property is zoned R-3. 2. SITE LOCATION: The existing school is located on the south side of "H" Street, between Tyler and Polk Streets. COMPATIBILITY WITH NEIGHBORHOOD: The school has been a part of this neighborhood for many years. Although the surrounding neighborhood is primarily single family in nature, there are other institutional uses within proximity of the site. The Holy Souls School and Church occupy over two blocks located directly across "H" Street to the north. Fair Park Elementary School is located two blocks to the south. Woodlawn Baptist Church and Mt. Saint Mary's School are located two blocks to the southwest and northeast respectively. Single family residences are located adjacent to the south, west and across Tyler Street to the east. The proposed expansion will result in a minor increase in student enrollment and the addition of much-needed on-site parking. The proposed expansion should be compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Hillcrest and Prospect Terrace Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The school currently has 3 on-site parking spaces and a drop-off/pick-up driveway. Eleven additional spaces are located in a parking lot at the northwest corner of "G" Street and Tyler Street. The proposed expansion will result in 22 additional students and 6 additional employees, requiring 8 more parking spaces. The proposed plan shows the construction of a new 12 space parking lot and retention of 10 spaces in the "G" Street lot for a total of 22 parking spaces. A new drop-off/pick-up area that will accommodate 8 vehicles is proposed in front of the Tyler Street entrance. October 30, 2003 ITEM NO.: 13 (Cont.) FILE NO.: Z -3895-B 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. The plan submitted fails to provide the minimum six (6) percent (356 sq. ft.) of interior landscaping required by the Landscape Ordinance within the interior of the proposed northern parking lot. Interior islands must have a minimum width of four feet and three inches and be at least 113 square feet in area to receive credit toward fulfilling interior requirements. This plan is being reviewed with the reductions allowed within the designated mature area. 5. PUBLIC WORKS COMMENTS: 1. The proposed land use would classify all streets on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. Staff supports a waiver of the right-of-way dedication requirement. 2. A 20 feet radial dedication of right-of-way is required at all street intersections. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 4. A grading permit in accordance with Section 29-186(c) and (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. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan as well as the discharge location. 6. Provide the dedication of flow and all storm water flows (Q) entering and leaving the property. Off-site drainage easements and improvements may be required where drainage crosses private property. 7. The drop-off driveway is acceptable, however, right turn in, right turn out. Signage must be provided indicating the driveway will be "no left turn" into and out of the driveway. 2 October 30, 2003 ITEM NO.: 13 Cont. FILE NO.: Z -3895-B 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. CenterPoint Energy: No Comments received. Southwestern Bell: Approved as submitted. Water: A 3/ -inch water meter is the largest meter available off the existing main in Tyler Street. Fire Department: Additional fire hydrants may be required. County Planning: No Comments. CATH: CATA bus routes are located nearby, along Kavanaugh Boulevard. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 9, 2003) Suzanne Benham and Greg Peckham were present representing the application. Staff noted that some additional information was needed regarding signage, day and hours of operation, site lighting, fencing and building design. Landscape Comments were discussed and it was noted that the proposed new parking lot was short of required interior landscaping. Public Works Comments were noted. There was a lengthy discussion of the requirement to dedicate additional right-of- way on all abutting streets and to dedicate a 20 foot radius at all intersections. Mr. Peckham noted that the requirement to dedicate right-of-way to commercial standards would have a negative impact on the proposed site plan. He stated the proposal was an infill development in an older section of town and asked if there was not some compromise. Jim Lawson, Director of Planning and Development suggested that the school might dedicate the right-of-way and request a franchise for the landscaping. It was also noted that the parking lot should be changed to one-way with angle -parking, providing additional space for right-of-way dedication. Mike Hood of Public Works agreed to meet with the applicant to determine if there was a compromise that could be reached on the issue. Mr. Hood also noted the Public Works Comments related to stormwater flow and the drop-off driveway. Mr. Peckham stated those comments would be complied with. The applicant was advised to respond to staff issues by October 15, 2003. The Committee determined there were no other issues and forwarded the item to the full Commission. 3 October 30, 2003 ITEM NO.: 13 (Cont.) _ FILE NO.: Z -3895-B STAFF ANALYSIS: The Francis A. Allen School for Exceptional Children is located on the R-3 zoned property at 824 North Tyler Street. Founded in 1958, the Allen School provides inclusive pre-school programs and therapy services for developmentally handicap children ages 1 thru 4. The school is currently licensed to provide services for up to 62 children and operates with a staff of 25 teachers, therapists and administrative personnel. The existing building has been home to the school since 1970, but is no longer adequate to meet its needs. For this reason, the Board of Directors of the school is submitting this application for a Conditional Use Permit to allow for the construction of an 11,000 sq. ft. building expansion, the relocation of an existing outdoor play space and the development of additional on-site parking. The proposed one-story expansion will include all new classroom space to better accommodate the school's current enrollment, upgraded food service facilities as well as two additional classrooms to provide for the anticipated needs of the community. The expanded facility will be able to provide services for up to 84 children with a staff of 31. The current 6,300 sq. ft. building will be renovated to accommodate administrative needs and to provide much needed therapy space. The existing outdoor play yard located west of the current facility along "H" Street will be relocated to an enclosed, shaded courtyard to the rear of the proposed new structure. On-site parking will be provided by an existing lot located at the northwest corner of Tyler and "G" Streets, and a proposed new parking lot situated on the former play yard site along "H" Street. A new loading/unloading area is proposed for the Tyler Street entrance and service functions and trash pick-up will be accessed via the existing alley. On October 15, 2003, the applicant submitted responses to the issues raised at Subdivision Committee. A new, non -lighted wall sign will be mounted on the east wall of the new addition, near the entrance. There are no plans for a ground -mounted sign. The school operates from 6:00 a.m. — 6:00 p.m., Monday through Friday. All planned security site lighting will be building mounted wall pack fixtures at each entrance and on three sides of the proposed play area. All fixtures will be appropriately shielded. Some up and inward directed landscape lighting is anticipated. No pole mounted light fixtures are planned. The screening fence will be constructed of wood pickets and will not exceed 6 feet in height. It is anticipated that the exterior finish of the proposed building will be residential in character. The exterior walls will be a combination of brick and stone. The residential character will be further enhanced by a low eave height and broad overhang. The Tyler Street fagade will be stepped back to break down the apparent horizontal scale of the structure. El October 30, 2003 ITEM NO.: 13 (Cont. FILE NO.: Z -3895-B The proposed new parking lot has been slightly modified to provide the required interior landscaping area. Radial right-of-way dedication has been shown at all intersections. Staff is supporting a waiver of the requirement to dedicate additional right-of-way on abutting streets. The property is not covered by a valid bill of assurance. Staff is supportive of the proposed expansion. With attention given to appropriate screening and landscaping, the proposed use should be compatible with the neighborhood. It appears the site and building design has been sensitive to the surrounding residential neighborhood. STAFF RECOMMENDATION.- Staff ECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of the staff report. Staff recommends approval of the requested waiver of right-of-way dedication on abutting streets, other than for the required radial dedication at the intersections. PLANNING COMMISSION ACTION: (OCTOBER 30, 2003) The applicant was present. There were three objectors present. Staff presented the item and a recommendation of approval as outlined in the "Staff Recommendation" above. Chairman Nunnley asked that the objectors speak first. Jeanne Quick, of 803 N. Tyler, stated she was concerned about the proposed circular drop-off driveway being located across from her home. Ms. Quick voiced concerns about the narrow street and the amount of traffic. Chairman Nunnley asked staff to respond. Mike Hood, of Public Works, stated the street would be widened slightly by the school which would provide for adequate street width. In response to a question from the Chair, Mr. Hood stated staff would look at the possibility of restricting on -street parking to the east side of the street. Commissioner Faust asked if the street would be more passable in light of the school's improvements. Mr. Hood responded that it would and noted that the school would be making improvements to all abutting streets. Commissioner Rahman asked if staff had considered diverting the drop-off lane traffic through the south parking lot and onto "G" Street" Mr. Hood responded that staff had not. 5 October 30, 2003 ITEM NO.: 13 (Cont. FILE NO.: Z -3895-B Dawn Miller, of 805 N. Tyler, stated she was opposed to the school expansion since it would result in the removal of two house and several trees. She also voiced concerns about the limited on -street parking. Ms. Quick interjected that the occupants of the homes on the east side of Tyler had to park in the street due to the lack of on-site parking. Kevin Verch, of 801 N. Tyler, also voiced concern about the narrow street. Dana Carney of the Planning Staff noted that the school was committed to improving its side of the street and improvements to Tyler Street were actually listed as a project on the upcoming November 4, 2003 bond vote. The applicant, Greg Peckham, responded to issues raised by the neighbors. He stated extending or modifying the drop-off lane to "G" Street would result in the loss of parking spaces and additional trees. Mr. Peckham stated the school did not object to limiting on -street parking to one side of the street. He stated the drop-off lane was located at the optimum location for the facility and would actually provide up to 8 stacking spaces. In response to a question from the Chair, Mr. Peckham stated the alley was inadequate and impractical to use as the drop-off. Chairman Nunnley asked if the new parking was adequate for the expanded use. Mr. Peckham responded that the school was adding 10 parking spaces and the 8 stacking spaces in the drop-off lane. Commissioner Rahman asked if the school had considered relocating. Mr. Peckham responded that the school had a close relationship with Holy Souls School and Church and Mount St. Mary's Academy. He stated the school had been a part of the neighborhood for many years. Mr. Peckham stated the proposed expansion was not solely to accommodate increased enrollment; that the space was needed to provide services to the existing students. Commissioner Rahman stated he could support the expansion to provide services but perhaps not increase the enrollment. Mr. Peckham responded that the school had ways to use the expanded space ever if the enrollment did not increase. Chairman Nunnley asked what would prevent the school from coming back to ask for further expansions. Suzanne Benham, Director of the school, responded that the new space would not allow for any additional expansion of the school's enrollment. During the ensuing discussion of the parking situation, Dana Carney of the Planning Staff, noted that the school was providing more new parking than was required for the increased enrollment and new staff. He noted the school would not, however, be completely up to code as far as the parking requirement. R October 30, 2003 ITEM NO.: 13 (Cont. FILE NO.: Z -3895-B Commissioner Faust commented that she was impressed with how the school's proposed expansion was sensitive to the neighborhood. Jim Lawson, Director of Planning and Development, voiced staff's support for the project and noted it was an infill development; as opposed to the school relocating to west Little Rock. After further discussion of the street issue, Commissioner Rector stated the Commission could direct staff to study the issue of limiting on -street parking to one side of the street. Mr. Hood responded that staff would study the issue. A motion was made and seconded to approve the conditional use permit subject to compliance with staff comments and conditions; including the requested waiver of right-of-way dedication. The motion was approved by a vote of 7 ayes, 2 noes and 2 absent. 7 arch'tecture rea esta to consulii ng 15 October 2003 Mr. Dana Carney City of Little Rock Office of Planning & Development 723 W. Markham Street Little Rock, Arkansas 72201 RE: Francis Allen School C.U.P. (Z -3895-B) Dear Mr. Carney, In response to the Subdivision Committee Comments for the above referenced project, please accept the attached copies of the revised site plan and review the following information. Planninq Staff Comments: 1. Refer to Public Works Comments below. 2. A new individual letter non -lighted wall sign complying with City of Little Rock signage ordinance will be mounted on the east wall of the new addition near the proposed entrance. There are no plans for freestanding signage. 3. Hours of Operation will be from 7:00 AM to 6:00 PM, Monday thru Friday. 4. All planned security site lighting will be building mounted wall pack fixtures at each entrance and on three sides of the proposed exterior play area. All fixtures will be appropriately shielded. Some up and inward directed landscape lighting is anticipated. No pole mounted fixtures are planned. 5. Screen fencing will be wood 1x6 pickets on wood framing. The height of the fence will vary with application. 6. It is anticipated that exterior finish of the proposed building will be residential in character. The exterior walls will be a combination of brick and stone. The roof will be sloped and shingled. The residential character of the building will be further enhanced by a low eave height and broad overhang. Also, the Tyler Street facade will be stepped back to breakdown the apparent horizontal scale of the structure. 7. No response required. Variance Waivers 1. Refer to Public Works comments below. ■ v 501 .227.7777 f 501 .227.8888 10401 WEST MARKHAM LITTLE ROCK, ARKANSAS 72205 WWW.ELEVATION.COM CANINO PECKHAM & ASSOCIATES, INC. Public Works Comments: 1. Right -of -Way requirements waived per Mike Wood, 10-14-03. 2. Radial dedication indicated on revised plan. 3. Street improvements will be provided as directed and as indicated on attached plan. 4. Will comply. 5. Proposed storm water detention indicated on attached plan. 6. Proposed drainage way indicated on attached plan. 7. "Right Turn Only" signage indicated on attached plan. Additional signage will be provided as required. Utilities and Fire Department/County Planning: Comments accepted. No response necessary. Landscaping_ West landscape area of north parking lot expanded to provide additional 360 (+/-) sq. ft. of interior planting space. Refer to attached plan. This area was expanded in order to assure survival of existing 24" oak. If you have any questions regarding the revised plan or the above comments, please do not hesitate to contact my office. Thanks! Sincerely, Greg R. Peckham, AIA