Z-5646-A Staff AnalysisJuly 19, 2007
ITEM NO.: 3 FILE NO.: Z -5646-A
NAME: Little Rock School District New West Little Rock
School — Conditional Use Permit
LOCATION: SW corner of Cantrell Road and West Taylor
Loop Road
OWNER/APPLICANT: Various Owners/Little Rock School District
PROPOSAL: A conditional use permit is requested to allow for
construction of a new public school on this R-2 zoned
18.7± acre tract.
1. SITE LOCATION
The site is located at the southwest corner of Cantrell Road and the west
leg of Taylor Loop Road.
6
COMPATIBILITY WITH NEIGHBORHOOD:
The property is located on the south side of an arterial street in an area
that contains residential and office uses. Undeveloped residential
property and a few single-family houses are located across Cantrell Road.
A church is located across Forest Lane to the south. The properties
across Taylor Loop are primarily occupied by single-family homes. A
single-family subdivision and several office uses are adjacent to the west.
A large portion of this tract is actually shown as Transition on the City's
Land Use Plan, which envisions the potential of office or institutional type
development. With attention to adequately screening the nearby
residences and addressing the issues related to traffic, the proposed use
could be compatible with the neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and The Johnson Ranch,
Westchester/Heatherbrae, Pinnacle Valley, Tulley Cove and Chevaux
Court Neighborhood Associations were notified of this request. The
school district hosted a public meeting on June 25, 2007 at the public
library on Rahling Circle for any interested parties. Approximately 50
persons attended.
3. ON SITE DRIVES AND PARKING:
At full build -out, the proposed school is to have a maximum enrollment of
approximately 1,335 students. The approximate numbers of classrooms
by grade and the required parking are as follow:
July 19, 2007
ITEM NO.: 3 (Cont.
4
GRADE
Pre -kindergarten
Kindergarten
Elementary
Middle School
Total Employees
TOTAL
FILE NO.: Z -5646-A
# OF CLASSROOMS REQUIRED PARKING
6 (20 children each) 12
6 (20 children each) 12
25 25
12 12
110 110
171
The proposed site plan indicates a dedicated bus drive on the east side of
the school, off of Taylor Loop Road. The drive extends the length of the
school and is two lanes wide. The parking lot and private vehicle drop-off
lanes take access off of Forest Lane, south of the school. The parking lot
contains 169 spaces. A dedicated pre -K drop-off driveway is located off of
the parking lot. A separate two-lane wide drop-off is located off of Forest
Lane, adjacent to the parking lot. The applicant has indicated discussions
are taking place with the church located to the south which would allow
the church to use some of the school's parking on Sundays and which
would allow the school use of the church's spaces during the week as
needed for overflow. The proposed parking and drop-offs appear
adequate for the estimated numbers of classrooms and employees.
SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
The Highway 10 Overlay District requires a minimum of twenty-five foot of
green space around the sites entirety.
Berming is encouraged along Highway 10.
Landscaping is required per the Highway Overlay District standards in
addition to the landscape ordinance requirements per the zoning and
landscaping code.
Interior Islands are to be evenly distributed on the site.
The zoning buffer ordinance requires a twenty-six (26') foot wide land use
buffer along the western perimeter of the site next to the residentially
zoned property. Seventy percent (70%) of this buffer is to remain
completely undisturbed. This includes the clearing or grubbing of any/all
underbrush.
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July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
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 where the
site is adjacent to residential properties. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this
year -around requirement.
An automatic irrigation system to water newly landscaped areas will be
required.
Prior to the issuance of a building permit, a landscape plan must be
approved. The plan must be sealed by a licensed Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree -covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
5. PUBLIC WORKS COMMENTS:
1. Eastbound right -turn lane on Highway 10 needs to be 250 ft. long
with 100 ft. taper.
2. Location of northern bus entrance does not meet driveway spacing
requirement. The drive must be located at a distance of 250 ft.
minimum from an intersecting street i.e. Highway 10.
3. Driveways on Taylor Loop must have adequate Intersection Sight
Distance as required by latest edition of Green book. Contact Nat
Banihatti in Traffic Engineering at 379-1818 for additional
information. Note that Stopping Sight Distance is different from
Intersection Sight Distance.
4. The intersection of Taylor Loop and Forest Lane will be STOP
controlled on minor approaches. This will require police assistance
during school peak -hours so that traffic can exit Forest Lane safely.
5. Since school traffic tends to have very short peak periods with very
high traffic volumes, the northbound left -turn bay on Taylor Loop at
Forest Lane must be able to store at least ten cars. This will require
250 ft. left -turn bay. If comment is not feasible, a properly designed
standard roundabout may be considered as an option.
6. All driveway/intersection designs must be checked using Turning
Vehicle templates or software such as Auto track to ensure school
buses and service trucks can make the runs.
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July 19, 2007
ITEM NO.: 3 Cont. FILE NO.: Z -5646-A
7. Street lighting must be provided on all boundary streets. This will
require underground circuit with direct -burial galvanized steel poles
as installed by Entergy with differential costs paid by the applicant.
Design and submit streetlight plans for the project. Occupancy
permit will not be issued until all streetlights are functional. Contact
Steve Philpott of Traffic Engineering @ 379-1813 for street light
requirements.
8. Design and submit pavement striping plan as per MUTCD
requirements for all boundary streets. Striping material shall be
thermoplastic or better.
9. It is the responsibility of applicant to install a traffic signal at the
intersection of Highway 10 and Taylor Loop Road. Design and
submit traffic signal plans to Traffic Engineering Division for approval.
10. All striping within the school zone must conform to MUTCD-
standards.
11. Redesign service drive area. The current layout does not provide
sufficient area for truck access. All maneuvering for access to the
loading dock must be accommodated on-site.
12. All improvements on Cantrell Road require AHTD approvals. The 50
ft. radius on Cantrell seems excessive. Final intersection design to
be established with the roadway design. Layout as shown is only
schematic. Final engineering design will be per AASHTO Green
Book Standards.
13. Currently, vehicles at the church located south of the subject property
park in the right-of-way and back out directly onto Forest Lane. No
future vehicles will be allowed to back directly out onto Forest Lane.
The applicant should contact the Church pertaining to this matter and
show proposed driveways on the southside of Forest Lane and on
the north side at the property not owned by the district. It is believed
that previously, right-of-way has been dedicated to the City on the
south side of Forest Lane at the church.
14. Is the school district proposing to improve Forest Lane west of the
site? If so, please provide a plan.
15. Taylor Loop Road is classified on the Master Street Plan as a
collector street. A dedication of right-of-way 30 feet from centerline
will be required.
16. Due to the proposed use of the property, the Master Street Plans
specifies that Forest Lane for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
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July 19, 2007
N
M NO.: 3
FILE NO.: Z -5646-A
17. A 20 -foot radial dedication of right-of-way is required at the
intersection of Forest Lane and Taylor Loop Road.
18. A 20 -foot radial dedication of right-of-way is required at the
intersection of Cantrell Road and Taylor Loop Road.
19. With site development, provide design of street conforming to the
Master Street Plan. Construct street improvements to Cantrell Road,
Taylor Loop Road and Forest Lane including 5 -foot sidewalks with
planned development.
20. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
21. 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).
22. 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, drainage plans will need to be submitted and approved prior
to the start of construction.
23. Storm water detention ordinance applies to this property.
24. If disturbed area is one or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
25. Per Section 29-189 (d), groups of trees and individual trees that are
not to be removed or are located within required undisturbed buffer
areas shall be protected during construction by protective fencing
and shall not be used for material storage or for any other purpose.
UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer main extension required, with easements.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
I.1
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5040-A
A Capital Investment charge based on the size of connection(s) will apply
to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
This development will have minor impact on the existing water distribution
system. Proposed water facilities will be size to provide adequate
pressure and fire protection.
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.
Fire Department: Approved as submitted.
County Planning: No Comments.
SUBDIVISION COMMITTEE COMMENT: (JUNE 28, 2007)
Wes Lowder and Rachel Taylor, of the Mehlburger Firm were present
representing the applicant. Staff presented the item and noted additional
information was needed regarding building design and height, phasing of
construction, number of classrooms by grade, number of employees, signage,
fencing and site lighting. The applicants were advised to specify the dumpster
location and screening. Staff asked the applicants to describe the location of
mechanical equipment and measures to be taken to screen the equipment from
nearby residences. Staff asked if there would be outside speakers, bells or
intercom and if there would be any formal use of the "practice football field". Staff
questioned specifically the height of the building in relation to the residences to
the west and what screening would be located along the western perimeter of the
site.
Landscape and Utility Comments were discussed.
The majority of the discussion centered on Public Works Comments and Traffic
issues. It was noted that a traffic study had been prepared and submitted with
the application. Mr. Lowder noted that the District would widen and improve both
sides of Taylor Loop Road and both sides of Forest Lane from Taylor Loop to the
west boundary of the school site. Mr. Lowder also stated the turn lane on
Cantrell Road and the traffic signal at Cantrell and Taylor Loop Road would be
constructed prior to construction beginning on the site.
Staff noted that the right-of-way for Forest Lane encompassed a portion of the
church parking lot located on the south side of the street. Staff advised the
applicants to meet with the church regarding what impact there would be on the
0
July 19, 2007
ITEM NO.: 3 (Cont.) FILE NO.: Z -5646-A
church site. Mr. Lowder responded that those conversations had already taken
place and the District and the church had discussed a mutual parking agreement.
Staff advised the Committee that they were continuing to study the issue of traffic
and there were concerns with the condition of Forest Lane, west of the proposed
school site.
Mr. Lowder informed the Committee that approximately 50 persons attended an
informational meeting on June 25, 2007 where the proposed school plan was
presented.
The applicants were advised to respond to staff issues by July 3, 2007. The
Committee forwarded the item to the full Commission.
AFF ANALYSIS:
The Little Rock School District is requesting approval of a conditional use permit
to allow for construction of a Pre -K through Grade 8 public school on the R-2
zoned, 18.75- acre tract located at the southwest corner of Cantrell Road and
West Taylor Loop Road. The school is proposed to contain grades Pre -K
through Grade 8. The project may or may not be completed in phases. That will
be determined by the school board at a later date. If the school is built in phases,
Phase I would likely consist of the core of the building and would accommodate
grades Pre -K through Grade 5 with a maximum; enrollment of 895 students.
Phase II would expand the building to accommodate Grades 6-8 with an
additional 440 students and a total enrollment of 1,335 students. If built, the
school will be the first new public school in the western part of the City since the
1978 opening of Fulbright Elementary.
The building will vary from one to two stories in height. Building materials and
roof design have not been determined at this print. Signage is proposed at the
driveway entrances. The signs will be of similar material to the building material.
The property is located within the Highway 10 Design Overlay District. Staff
would recommend that signage be limited to that allowed by the Overlay District;
one monument style ground -mounted sign a maximum of six (6) feet in height
and seventy-two (72) square feet in area and wall signage on the north, east and
south facades only. Directional signage may be placed at the driveway
entrances. An eight (8) foot tall wood and brick fence is located along a portion
of the western perimeter of the site adjacent to Montagne Subdivision. The
school district will construct approximately 400 feet of 6 -foot tall opaque fence
along the remainder of the western perimeter of the site, from the Montagne
fence to Cantrell Road. The site will have sufficient lighting around the building
for protection of the children. Pole lighting will be placed in vehicular use areas.
Lighting will be shielded downward and into the site and the design will not
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July 19, 2007
ITEM NO.. 3 (Cont FILE NO: Z --5646-A
exceed 1 -foot candle at the property lines. The dumpster enclosure will be
located at the service drive, at the northeast corner of the building. The
mechanical system has not been designed. All mechanical equipment will be
screened from adjacent residential properties. Mechanical equipment on the roof
will be screened by adjacent building mass, a screen wall or a combination
thereof. Mechanical equipment on the ground will be screened by building
structure, screen wall, vegetation or a combination thereof. During school hours,
outside speakers will be used, particularly in the areas of the playfield and the
student drop-off/pick-up zones. The playfield north of the building will double as
a football practice field. There will be no formal game use of this field and no
lighting, grandstands, concession stands or restrooms will be installed in
conjunction with this field.
Landscaping on the site has been designed to comply with the Highway 10
Overlay District requirements; including a 40 -foot front landscaped area and 25 -
foot side and rear landscaped areas. The zoning buffer along the west perimeter
is required be 26 feet in width; 70% of which is to remain undisturbed. The
District is asking to clear underbrush out of the entire buffer due to concern for
safety of the students. All trees with truck diameters of 3" or greater are to be left
undisturbed. Staff is supportive of this request with the condition that additional
evergreen trees will be planted in the buffer as determined necessary to provide
screening for the adjacent properties. All screening and buffer requirements also
apply where the school site is adjacent to the residential properties at the
southeast corner of the site.
The District commissioned Peters and Associates Engineers, Inc. to conduct a
traffic impact study for the proposed school. The following information is taken
from the Traffic Study's Executive Summary:
There are expected to be few pedestrians (children walking to
and from school) at this school because of the location of the
school and its proximity to Highway 10.
Information provided by LRSD for the breakdown of students
expected to ride the bus and parent pick-up/drop-off is as
follows:
Elementary School (Phase 1)
It is expected that approximately 55 percent of the elementary
school students will ride the bus (this is slightly lower than the
nearest existing schools in the vicinity — Fulbright Elementary
School and Terry Elementary School). The majority of the
remaining 45 percent of the elementary school students are
expected to be picked -up and dropped -off by private vehicles.
July 19, 2007
ITEM NO.: 3 [Cont.
FILE NO.: Z -5646-A
Middle School (Full Build -Out)
It is expected that approximately 60 percent of the middle
school students will ride the bus. The majority of the remaining
40 percent of the middle school students are expected to be
picked -up and dropped -off by private vehicles.
Recommendations of this study, for both Phase 1 and full build-
out, are summarized as follows:
• It is recommended to widen Taylor Loop Road to three lanes
from south of Forest Lane to Highway 10.
• It is recommended that Forest Lane be widened to three
lanes from just west of the Parent Pick-Up/Drop-Off Loop to
Taylor Loop Road. Additionally, Forest Lane, west of the
site, should be widened to a minimum two-lane roadway
section to allow for an eastbound lane and a westbound
lane.
• It is recommended that Highway 10 be widened to
accommodate the addition of an eastbound right -turn lane at
Taylor Loop Road.
• It is recommended that the roadway geometry for the Pre -K
Pick-Up/Drop-Off Loop approach to Forest Lane be
constructed to consist of an outbound lane and an inbound
receiving lane.
• It is recommended that the roadway geometry of the Parent
Pick-Up/Drop-Off Loop approach to Forest Lane be
constructed to consist of an outbound left -turn lane, an
outbound right -turn lane and two inbound receiving lanes.
• It is recommended that sidewalks be constructed adjacent to
the site along Highway 10, Taylor Loop Road and Forest
Lane.
• It is recommended that a fully -actuated traffic signal be
installed at the intersection of Highway 10 and Taylor Loop
Road coincident with the Phase 1 site development. This
traffic signal should have provisions to be a part of a closed-
loop coordinated traffic signal system.
1067
July 19, 2007
ITEM NO.: 3 (Cont) FILE NO.: Z -5646-A
• It is recommended at full build -out conditions the intersection
of Taylor Loop Road and Forest Lane be re-evaluated,
based on actual traffic volumes, and traffic signal warrants
be re-examined.
• Traffic signal design at Highway 10 and Taylor Loop Road
and roadway improvements along Highway 10 must conform
to AHTD and the City of Little Rock design standards and
will require approval by AHTD and the City.
Roadway improvements along Taylor Loop Road and Forest
Lane must conform to the City of Little Rock design
standards and will require approval by the City.
Public Works staff has reviewed the revised plan for the proposed West Little
Rock School and has the following comments:
• If the bus entrance cannot move further south away from Cantrell
Road, a variance should be requested for the driveway to be closer
than 250 ft. as required by code from Cantrell Road since Taylor
Loop Road is a collector street per the MSP.
The traffic study prepared by the applicant and submitted to the
City for review recommends Forest Lane, west of the site, should
be widened to a minimum two-lane roadway section to allow for an
eastbound lane and a westbound lane. Today, the width of
pavement on Forest Lane west of the site to S. Katillus Road varies
in width. The widest portion is 28 ft. near the intersection of S.
Katillus and the narrowest portion is 15 ft. wide further to the east.
Staff agrees with the applicant's traffic study that Forest Lane
should be widened to at least 20 ft. of pavement from the site to S.
Katillus Road to approximately 400 ft. of Forest Lane west of the
site to be widened a maximum of 5 ft. No curb or gutter will be
required to be installed on the south side of Forest Lane but
considerations should be taken for drainage.
Staff is supportive of the requested C.U.P. and believes the proposed school is
an appropriate use for the site. Appropriate, year-round screening must be
installed and maintained where the site is adjacent to residential properties.
Public Works Comments and the recommendations of the applicant's traffic study
must be complied with, including the traffic study recommendation to widen
Forest Lane West of the site to Katillus Road.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
"IG
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
2. Compliance with the recommendations outlined in the Executive Summary of
the Peters and Associates Engineers, Inc. traffic study; including that Forest
Lane be widened west of the site to Katillus Road. All required street
improvements are to be constructed with Phase 1.
3. The turn lane on Cantrell Road and the traffic signal at Cantrell Road and
West Taylor Loop Road are to be constructed prior to construction beginning
on the site.
4. Signage is to comply with the standards established by the Highway 10
Overlay District; one monument style ground mounted sign not to exceed six
(6) feet in height and seventy-two (72) square feet in area, wall signage on
the north, south and east facades of the building and directional signage at
the driveway entrances not to exceed six (6) feet in height and two (2) square
feet in area.
5. All site lighting is to be shielded downward and into the site.
6. Dumpster service hours are to be limited to daylight hours only.
7. All mechanical equipment, whether roof mounted or ground mounted, is to be
screened from adjacent residential properties.
8. Prior to any grading or clearing of the site, the property is to be inspected by
City Staff to assure that all required buffer areas are marked and protected by
construction fencing.
Staff recommends approval of a driveway spacing variance to allow the bus
entrance off of Taylor Loop Road to have a reduced spacing from the Taylor
Loop/Cantrell Road intersection.
Staff recommends approval of the applicants' request to clear underbrush out of
the buffer area subject to no trees with a diameter of three (3) inches or greater
being removed and subject to additional evergreen trees being planted in the
buffer as determined necessary by staff to provide screening for adjacent
residential properties.
PLANNING COMMISSION ACTION: (JULY 19, 2007)
The applicants were present. There were three persons present who stated they
were not in opposition but had some issues with the proposal. Three letters had
been received by the Commission which stated the same. Dana Carney of the
Planning Department and Mike Hood of Public Works made the staff
presentation. Mr. Hood presented a graphic showing existing traffic counts on
area streets and discussed the improvements being proposed under this
application. Staff informed the Commission that the District had agreed to widen
Forest Lane west of the site as recommended by the traffic study. Staff stated
there were no further outstanding issues. Staff presented a recommendation of
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July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
approval subject to compliance with the comments and conditions outlined in the
"staff recommendation" above.
Wes Lowder, of the Mehlburger Firm, spoke on behalf of the application. He
stated much study had gone into the proposal. Mr. Lowder stated the District had
met with neighboring property owners and intended to continue to do so to try to
address their concerns. He stated they would work with the State highway
department to get approval to signalize the Taylor Loop/Cantrell Rd. intersection
prior to construction commencing on the site. Mr. Lowder described some
specifics of the site plan, noting the "generous drop-off and parking areas."
Commissioner Laha asked Mr. Lowder why the District was proposing to do
street improvements in this case when at other school sites, the District had
requested deferrals of street improvements. Mr. Lowder responded that this was
a proposed new school and the other cases involved making improvements to
existing school campuses.
Phil Kaplan, a resident of the adjacent Montagne subdivision, addressed the
commission on his own behalf and on behalf of his neighbors. He stated they
were not opposed to the school but they wanted additional protection from the
potential impact of the school on the neighborhood. Mr. Kaplan stated the
neighborhood would prefer a buffer of at least 75 feet in width along the western
perimeter of the school site, as opposed to the 40 feet being proposed. He stated
a 75 foot buffer would preserve more mature trees on the site. Mr. Kaplan
discussed the proposed playfield shown between the building and Cantrell Rd.
He stated the playfield could turn into a location for regular Saturday morning
soccer league games unless the Commission specifically restricted the use of
that area.
Don Smith, of 57 Montagne Court, addressed the Commission with concerns
about traffic and the condition of adjacent streets.
John Hill , of 32 Montagne Court, reiterated that the neighborhood was not
opposed to the school but wanted additional protections. He stated he had taken
measurements of the difference between a 40 foot and a 75 foot buffer and had
found several mature trees would be saved with the larger buffer. Mr. Hill voiced
concern about a two-story building looking over the neighborhood and of the
location of the western -most driveway on the school site.
Mr. Kaplan stated he recognized the architects and engineers to be outstanding
and prestigious firms but, things happen when site work takes place. He again
asked the Commission to protect the neighborhood.
Mr. Lowder stated it was hard to develop any site without having some impact on
the environment. He stated the neighbors had been very gracious and he wished
he could give a 75 foot buffer, but the site's constraints prevented him from doing
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July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
so. Mr. Lowder stated the homes in Montagne were designed with garages and
an alley to the rear, between the homes and the school site, which provided
some protection from development of the school site. He stated the proposed 40
foot wide buffer exceeded the 25 foot requirement of the Highway 10 Overlay
District. Mr. Lowder stated the District would work with the neighbors and staff to
supplement the buffer with evergreen trees so as to provide a better visual buffer.
Mr. Lowder stated they would protect and save most trees in the buffer.
Commissioner Williams asked if a subsequent school board could choose to start
using the playfield for formal games. Staff responded that the Commission could
condition the CUP or the applicant could offer an amendment specifying use of
the playfield, making it a condition that went with the land regardless of future
school administration changes.
Mr. Lowder responded that the District was amending the application to exclude
use of the playfield for Saturday morning organized games.
Dana Carney, of the Planning Staff, stated it was important to note that such a
condition would not prohibit use of the play areas by neighborhood children. He
stated the City's Master Parks Plan included school play areas as fulfilling a need
for neighborhood parks and playgrounds.
In response to a question from Commissioner Yates, Mr. Lowder stated there
would be a berm installed within the Highway 10 frontage landscape area, as
required by the Overlay.
Also in response to a question, Mr. Lowder stated the District would work with a
landscape architect to assure that the evergreen plantings in the buffer would be
sufficient to provide the required screening.
Commissioner Yates suggested that signage might be placed at the end of the
bus lane directing buses to turn toward the Cantrell Rd. intersection rather than
turning to the south, along Taylor Loop Road. Traffic Consultant Gregg Simmons
stated there would only be about 14 buses at the site, which would have little
impact on Taylor Loop Road.
In response to a question from Chairman Stebbins, Mr. Lowder stated the area
between the bus lane and Taylor Loop Road would be landscaped.
A motion was made to approve the application as amended, subject to
compliance with all staff comments and conditions. The motion was approved
with a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
13
PREVIOUS ACTIONS FOR ITEM ON JULY 19, 2007
ITEM NO.: 3 FILE NO.: Z -5646-A
NAME: Little Rock School District New West Little Rock
School — Conditional Use Permit
LOCATION: SW corner of Cantrell Road and West Taylor
Loop Road
OWNER/APPLICANT: Various Owners/Little Rock School District
PROPOSAL: A conditional use permit is requested to allow for
construction of a new public school on this R-2 zoned
18.7± acre tract.
2
SITE LOCATIO
The site is located at the southwest corner of Cantrell Road and the west
leg of Taylor Loop Road.
COMPATIBILITY WITH NEIGHBORHOOD:
The property is located on the south side of an arterial street in an area
that contains residential and office uses. Undeveloped residential
property and a few single-family houses are located across Cantrell Road.
A church is located across Forest Lane to the south. The properties
across Taylor Loop are primarily occupied by single-family homes. A
single-family subdivision and several office uses are adjacent to the west.
A large portion of this tract is actually shown as Transition on the City's
Land Use Plan, which envisions the potential of office or institutional type
development. With attention to adequately screening the nearby
residences and addressing the issues related to traffic, the proposed use
could be compatible with the neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and The Johnson Ranch,
Westchester/Heatherbrae, Pinnacle Valley, Tulley Cove and Chevaux
Court Neighborhood Associations were notified of this request. The
school district hosted a public meeting on June 25, 2007 at the public
library on Rahling Circle for any interested parties. Approximately 50
persons attended.
3. ON SITE DRIVES AND PARKING:
At full build -out, the proposed school is to have a maximum enrollment of
approximately 1,335 students. The approximate numbers of classrooms
by grade and the required parking are as follow:
July 19, 2007
ITEM NO.: 3 (Cont.
I:I
GRADE
Pre -kindergarten
Kindergarten
Elementary
Middle School
Total Employees
TOTAL
# OF CLASSROOMS
6 (20 children each)
6 (20 children each)
25
12
110
FILE NO.- Z -5646-A
REQUIRED PARKING
12
12
25
12
110
171
The proposed site plan indicates a dedicated bus drive on the east side of
the school, off of Taylor Loop Road. The drive extends the length of the
school and is two lanes wide. The parking lot and private vehicle drop-off
lanes take access off of Forest Lane, south of the school. The parking lot
contains 169 spaces. A dedicated pre -K drop-off driveway is located off of
the parking lot. A separate two-lane wide drop-off is located off of Forest
Lane, adjacent to the parking lot. The applicant has indicated discussions
are taking place with the church located to the south which would allow
the church to use some of the school's parking on Sundays and which
would allow the school use of the church's spaces during the week as
needed for overflow. The proposed parking and drop-offs appear
adequate for the estimated numbers of classrooms and employees.
SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
The Highway 10 Overlay District requires a minimum of twenty-five foot of
green space around the sites entirety.
Berming is encouraged along Highway 10.
Landscaping is required per the Highway Overlay District standards in
addition to the landscape ordinance requirements per the zoning and
landscaping code.
Interior Islands are to be evenly distributed on the site.
The zoning buffer ordinance requires a twenty-six (26') foot wide land use
buffer along the western perimeter of the site next to the residentially
zoned property. Seventy percent (70%) of this buffer is to remain
2
July 19, 2007
ITEM NO.: 3 (Cont.
5.
FILE NO.: Z -5646-A
completely undisturbed. This includes the clearing or grubbing of any/all
underbrush.
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 where the
site is adjacent to residential properties. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this
year -around requirement.
An automatic irrigation system to water newly landscaped areas will be
required.
Prior to the issuance of a building permit, a landscape plan must be
approved. The plan must be sealed by a licensed Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree -covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
PUBLIC WORKS COMMENTS:
1. Eastbound right -turn lane on Highway 10 needs to be 250 ft. long
with 100 ft. taper.
2. Location of northern bus entrance does not meet driveway spacing
requirement. The drive must be located at a distance of 250 ft.
minimum from an intersecting street i.e. Highway 10.
3. Driveways on Taylor Loop must have adequate Intersection Sight
Distance as required by latest edition of Green book. Contact Nat
Banihatti in Traffic Engineering at 379-1818 for additional information.
Note that Stopping Sight Distance is different from Intersection Sight
Distance.
4. The intersection of Taylor Loop and Forest Lane will be STOP
controlled on minor approaches. This will require police assistance
during school peak -hours so that traffic can exit Forest Lane safely.
5. Since school traffic tends to have very short peak periods with very
high traffic volumes, the northbound left -turn bay on Taylor Loop at
Forest Lane must be able to store at least ten cars. This will require
250 ft. left -turn bay. If comment is not feasible, a properly designed
standard roundabout may be considered as an option.
6. All driveway/intersection designs must be checked using Turning
Vehicle templates or software such as Auto track to ensure school
buses and service trucks can make the runs.
K3
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
7. Street lighting must be provided on all boundary streets. This will
require underground circuit with direct -burial galvanized steel poles
as installed by Entergy with differential costs paid by the applicant.
Design and submit streetlight plans for the project. Occupancy
permit will not be issued until all streetlights are functional. Contact
Steve Philpott of Traffic Engineering @ 379-1813 for street light
requirements.
8_ Design and submit pavement striping plan as per MUTCD
requirements for all boundary streets. Striping material shall be
thermoplastic or better.
9. It is the responsibility of applicant to install a traffic signal at the
intersection of Highway 10 and Taylor Loop Road. Design and
submit traffic signal plans to Traffic Engineering Division for approval.
10. All striping within the school zone must conform to MUTCD
standards.
11. Redesign service drive area. The current layout does not provide
sufficient area for truck access. All maneuvering for access to the
loading dock must be accommodated on-site.
12. All improvements on Cantrell Road require AHTD approvals. The 50
ft. radius on Cantrell seems excessive. Final intersection design to
be established with the roadway design. Layout as shown is only
schematic. Final engineering design will be per AASHTO Green
Book Standards.
13. Currently, vehicles at the church located south of the subject property
park in the right-of-way and back out directly onto Forest Lane. No
future vehicles will be allowed to back directly out onto Forest Lane.
The applicant should contact the Church pertaining to this matter and
show proposed driveways on the southside of Forest Lane and on
the north side at the property not owned by the district. It is believed
that previously, right-of-way has been dedicated to the City on the
south side of Forest Lane at the church.
14. Is the school district proposing to improve Forest Lane west of the
site? If so, please provide a plan.
15. Taylor Loop Road is classified on the Master Street Plan as a
collector street. A dedication of right-of-way 30 feet from centerline
will be required.
16. Due to the proposed use of the property, the Master Street Plans
specifies that Forest Lane for the frontage of this property must meet
commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
12
July 19, 2007
ITEM NO.: 3 Cont. FILE NO.: Z -5646-A
17. A 20 -foot radial dedication of right-of-way is required at the
intersection of Forest Lane and Taylor Loop Road.
18. A 20 -foot radial dedication of right-of-way is required at the
intersection of Cantrell Road and Taylor Loop Road.
19. With site development, provide design of street conforming to the
Master Street Plan. Construct street improvements to Cantrell Road,
Taylor Loop Road and Forest Lane including 5 -foot sidewalks with
planned development.
20. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
21. 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).
22. 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, drainage plans will need to be submitted and approved prior
to the start of construction.
23. Storm water detention ordinance applies to this property.
24. If disturbed area is one or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
25. Per Section 29-189 (d), groups of trees and individual trees that are
not to be removed or are located within required undisturbed buffer
areas shall be protected during construction by protective fencing
and shall not be used for material storage or for any other purpose.
6. UTILITY FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer main extension required, with easements.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
5
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
A Capital Investment charge based on the size of connection(s) will apply
to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
This development will have minor impact on the existing water distribution
system. Proposed water facilities will be size to provide adequate
pressure and fire protection.
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.
Fire Department: Approved as submitted.
County Planning: No Comments.
SUBDIVISION COMMITTEE COMMENT: (JUNE 28, 2007)
Wes Lowder and Rachel Taylor, of the Mehlburger Firm were present
representing the applicant. Staff presented the item and noted additional
information was needed regarding building design and height, phasing of
construction, number of classrooms by grade, number of employees, signage,
fencing and site lighting. The applicants were advised to specify the dumpster
location and screening. Staff asked the applicants to describe the location of
mechanical equipment and measures to be taken to screen the equipment from
nearby residences. Staff asked if there would be outside speakers, bells or
intercom and if there would be any formal use of the "practice football field". Staff
questioned specifically the height of the building in relation to the residences to
the west and what screening would be located along the western perimeter of the
site.
Landscape and Utility Comments were discussed.
The majority of the discussion centered on Public Works Comments and Traffic
issues. It was noted that a traffic study had been prepared and submitted with
the application. Mr. Lowder noted that the District would widen and improve both
sides of Taylor Loop Road and both sides of Forest Lane from Taylor Loop to the
west boundary of the school site. Mr. Lowder also stated the turn lane on
Cantrell Road and the traffic signal at Cantrell and Taylor Loop Road would be
constructed prior to construction beginning on the site.
Staff noted that the right-of-way for Forest Lane encompassed a portion of the
church parking lot located on the south side of the street. Staff advised the
applicants to meet with the church regarding what impact there would be on the
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
church site. Mr. Lowder responded that those conversations had already taken
place and the District and the church had discussed a mutual parking agreement.
Staff advised the Committee that they were continuing to study the issue of traffic
and there were concerns with the condition of Forest Lane, west of the proposed
school site.
Mr. Lowder informed the Committee that approximately 50 persons attended an
informational meeting on June 25, 2007 where the proposed school plan was
presented.
The applicants were advised to respond to staff issues by July 3, 2007. The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The Little Rock School District is requesting approval of a conditional use permit
to allow for construction of a Pre -K through Grade 8 public school on the R-2
zoned, 18.75± acre tract located at the southwest corner of Cantrell Road and
West Taylor Loop Road. The school is proposed to contain grades Pre -K
through Grade 8. The project may or may not be completed in phases. That will
be determined by the school board at a later date. If the school is built in phases,
Phase I would likely consist of the core of the building and would accommodate
grades Pre -K through Grade 5 with a maximum enrollment of 895 students.
Phase II would expand the building to accommodate Grades 6-8 with an
additional 440 students and a total enrollment of 1,335 students. If built, the
school will be the first new public school in the western part of the City since the
1978 opening of Fulbright Elementary.
The building will vary from one to two stories in height. Building materials and
roof design have not been determined at this print. Signage is proposed at the
driveway entrances. The signs will be of similar material to the building material.
The property is located within the Highway 10 Design Overlay District. Staff
would recommend that signage be limited to that allowed by the Overlay District;
one monument style ground -mounted sign a maximum of six (6) feet in height
and seventy-two (72) square feet in area and wall signage on the north, east and
south facades only. Directional signage may be placed at the driveway
entrances. An eight (8) foot tall wood and brick fence is located along a portion
of the western perimeter of the site adjacent to Montagne Subdivision. The
school district will construct approximately 400 feet of 6 -foot tall opaque fence
along the remainder of the western perimeter of the site, from the Montagne
fence to Cantrell Road. The site will have sufficient lighting around the building
for protection of the children. Pole lighting will be placed in vehicular use areas.
Lighting will be shielded downward and into the site and the design will not
7
July 19, 2007
ITEM NO.: 3 (Cont.) FILE NO.: Z -5646-A
exceed 1 -foot candle at the property lines. The dumpster enclosure will be
located at the service drive, at the northeast corner of the building. The
mechanical system has not been designed. All mechanical equipment will be
screened from adjacent residential properties. Mechanical equipment on the roof
will be screened by adjacent building mass, a screen wall or a combination
thereof. Mechanical equipment on the ground will be screened by building
structure, screen wall, vegetation or a combination thereof. During school hours,
outside speakers will be used, particularly in the areas of the playfield and the
student drop-off/pick-up zones. The playfield north of the building will double as
a football practice field. There will be no formal game use of this field and no
lighting, grandstands, concession stands or restrooms will be installed in
conjunction with this field.
Landscaping on the site has been designed to comply with the Highway 10
Overlay District requirements; including a 40 -foot front landscaped area and 25 -
foot side and rear landscaped areas. The zoning buffer along the west perimeter
is required be 26 feet in width; 70% of which is to remain undisturbed. The
District is asking to clear underbrush out of the entire buffer due to concern for
safety of the students. All trees with truck diameters of 3" or greater are to be left
undisturbed. Staff is supportive of this request with the condition that additional
evergreen trees will be planted in the buffer as determined necessary to provide
screening for the adjacent properties. All screening and buffer requirements also
apply where the school site is adjacent to the residential properties at the
southeast corner of the site.
The District commissioned Peters and Associates Engineers, Inc. to conduct a
traffic impact study for the proposed school. The following information is taken
from the Traffic Study's Executive Summary:
There are expected to be few pedestrians (children walking to
and from school) at this school because of the location of the
school and its proximity to Highway 10.
Information provided by LRSD for the breakdown of students
expected to ride the bus and parent pick-up/drop-off is as
follows:
Elementary School (Phase 1)
It is expected that approximately 55 percent of the elementary
school students will ride the bus (this is slightly lower than the
nearest existing schools in the vicinity — Fulbright Elementary
School and Terry Elementary School). The majority of the
remaining 45 percent of the elementary school students are
expected to be picked -up and dropped -off by private vehicles.
Esq
July 19, 2007
ITEM NO.: 3 (Cont.
ILE NO.: Z -5646-A
Middle School (Full Build -Out)
It is expected that approximately 60 percent of the middle
school students will ride the bus. The majority of the remaining
40 percent of the middle school students are expected to be
picked -up and dropped -off by private vehicles.
Recommendations of this study, for both Phase 1 and full build-
out, are summarized as follows:
• It is recommended to widen Taylor Loop Road to three lanes
from south of Forest Lane to Highway 10.
It is recommended that Forest Lane be widened to three
lanes from just west of the Parent Pick-Up/Drop-Off Loop to
Taylor Loop Road. Additionally, Forest Lane, west of the
site, should be widened to a minimum two-lane roadway
section to allow for an eastbound lane and a westbound
lane.
• It is recommended that Highway 10 be widened to
accommodate the addition of an eastbound right -turn lane at
Taylor Loop Road.
• It is recommended that the roadway geometry for the Pre -K
Pick-Up/Drop-Off Loop approach to Forest Lane be
constructed to consist of an outbound lane and an inbound
receiving lane.
• It is recommended that the roadway geometry of the Parent
Pick-Up/Drop-Off Loop approach to Forest Lane be
constructed to consist of an outbound left -turn lane, an
outbound right -turn lane and two inbound receiving lanes.
• It is recommended that sidewalks be constructed adjacent to
the site along Highway 10, Taylor Loop Road and Forest
Lane.
• It is recommended that a fully -actuated traffic signal be
installed at the intersection of Highway 10 and Taylor Loop
Road coincident with the Phase 1 site development. This
traffic signal should have provisions to be a part of a closed-
loop coordinated traffic signal system.
9
July 19, 2007
ITEM NO.: 3 (Cont.) FILE NO.: Z -56461-A
• It is recommended at full build -out conditions the intersection
of Taylor Loop Road and Forest Lane be re-evaluated,
based on actual traffic volumes, and traffic signal warrants
be re-examined.
• Traffic signal design at Highway 10 and Taylor Loop Road
and roadway improvements along Highway 10 must conform
to AHTD and the City of Little Rock design standards and
will require approval by AHTD and the City.
• Roadway improvements along Taylor Loop Road and Forest
Lane must conform to the City of Little Rock design
standards and will require approval by the City.
Public Works staff has reviewed the revised plan for the proposed West Little
Rock School and has the following comments:
• If the bus entrance cannot move further south away from Cantrell
Road, a variance should be requested for the driveway to be closer
than 250 ft. as required by code from Cantrell Road since Taylor
Loop Road is a collector street per the MSP.
The traffic study prepared by the applicant and submitted to the
City for review recommends Forest Lane, west of the site, should
be widened to a minimum two-lane roadway section to allow for an
eastbound lane and a westbound lane. Today, the width of
pavement on Forest Lane west of the site to S. Katillus Road varies
in width. The widest portion is 28 ft. near the intersection of S.
Katillus and the narrowest portion is 15 ft. wide further to the east.
Staff agrees with the applicant's traffic study that Forest Lane
should be widened to at least 20 ft. of pavement from the site to S.
Katillus Road to approximately 400 ft. of Forest Lane west of the
site to be widened a maximum of 5 ft. No curb or gutter will be
required to be installed on the south side of Forest Lane but
considerations should be taken for drainage.
Staff is supportive of the requested C.U.P. and believes the proposed school is
an appropriate use for the site. Appropriate, year-round screening must be
installed and maintained where the site is adjacent to residential properties.
Public Works Comments and the recommendations of the applicant's traffic study
must be complied with, including the traffic study recommendation to widen
Forest Lane West of the site to Katillus Road.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
10
July 19, 2007
ITEM NO.: 3 Cont. FILE NO.: Z -5646-A
2. Compliance with the recommendations outlined in the Executive Summary of
the Peters and Associates Engineers, Inc. traffic study; including that Forest
Lane be widened west of the site to Katillus Road. All required street
improvements are to be constructed with Phase 1.
3. The tum lane on Cantrell Road and the traffic signal at Cantrell Road and
West Taylor Loop Road are to be constructed prior to construction beginning
on the site.
4. Signage is to comply with the standards established by the Highway 10
Overlay District; one monument style ground mounted sign not to exceed six
(6) feet in height and seventy-two (72) square feet in area, wall signage on
the north, south and east facades of the building and directional signage at
the driveway entrances not to exceed six (6) feet in height and two (2) square
feet in area.
5. All site lighting is to be shielded downward and into the site.
6. Dumpster service hours are to be limited to daylight hours only.
7. All mechanical equipment, whether roof mounted or ground mounted, is to be
screened from adjacent residential properties.
8. Prior to any grading or clearing of the site, the property is to be inspected by
City Staff to assure that all required buffer areas are marked and protected by
construction fencing.
Staff recommends approval of a driveway spacing variance to allow the bus
entrance off of Taylor Loop Road to have a reduced spacing from the Taylor
Loop/Cantrell Road intersection.
Staff recommends approval of the applicants' request to clear underbrush out of
the buffer area subject to no trees with a diameter of three (3) inches or greater
being removed and subject to additional evergreen trees being planted in the
buffer as determined necessary by staff to provide screening for adjacent
residential properties.
PLANNING COMMISSION ACTION: (JULY 19, 2007)
The applicants were present. There were three persons present who stated they
were not in opposition but had some issues with the proposal. Three letters had
been received by the Commission which stated the same. Dana Carney of the
Planning Department and Mike Hood of Public Works made the staff
presentation. Mr. Hood presented a graphic showing existing traffic counts on
area streets and discussed the improvements being proposed under this
application. Staff informed the Commission that the District had agreed to widen
Forest Lane west of the site as recommended by the traffic study. Staff stated
there were no further outstanding issues. Staff presented a recommendation of
11
July 19, 2007
ITEM NO.: 3 (Cont.) FILE NO.: Z -5545-A
approval subject to compliance with the comments and conditions outlined in the
"staff recommendation" above.
Wes Lowder, of the Mehlburger Firm, spoke on behalf of the application. He
stated much study had gone into the proposal. Mr. Lowder stated the District had
met with neighboring property owners and intended to continue to do so to try to
address their concerns. He stated they would work with the State highway
department to get approval to signalize the Taylor Loop/Cantrell Rd. intersection
prior to construction commencing on the site. Mr. Lowder described some
specifics of the site plan, noting the "generous drop-off and parking areas."
Commissioner Laha asked Mr. Lowder why the District was proposing to do
street improvements in this case when at other school sites, the District had
requested deferrals of street improvements. Mr. Lowder responded that this was
a proposed new school and the other cases involved making improvements to
existing school campuses.
Phil Kaplan, a resident of the adjacent Montagne subdivision, addressed the
commission on his own behalf and on behalf of his neighbors. He stated they
were not opposed to the school but they wanted additional protection from the
potential impact of the school on the neighborhood. Mr. Kaplan stated the
neighborhood would prefer a buffer of at least 75 feet in width along the western
perimeter of the school site, as opposed to the 40 feet being proposed. He stated
a 75 foot buffer would preserve more mature trees on the site. Mr. Kaplan
discussed the proposed playfield shown between the building and Cantrell Rd.
He stated the playfield could turn into a location for regular Saturday morning
soccer league games unless the Commission specifically restricted the use of
that area.
Don Smith, of 57 Montagne Court, addressed the Commission with concerns
about traffic and the condition of adjacent streets.
John Hill , of 32 Montagne Court, reiterated that the neighborhood was not
opposed to the school but wanted additional protections. He stated he had taken
measurements of the difference between a 40 foot and a 75 foot buffer and had
found several mature trees would be saved with the larger buffer. Mr. Hill voiced
concern about a two-story building looking over the neighborhood and of the
location of the western -most driveway on the school site.
Mr. Kaplan stated he recognized the architects and engineers to be outstanding
and prestigious firms but, things happen when site work takes place. He again
asked the Commission to protect the neighborhood.
Mr. Lowder stated it was hard to develop any site without having some impact on
the environment. He stated the neighbors had been very gracious and he wished
12
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
he could give a 75 foot buffer, but the site's constraints prevented him from doing
so. Mr. Lowder stated the homes in Montagne were designed with garages and
an alley to the rear, between the homes and the school site, which provided
some protection from development of the school site. He stated the proposed 40
foot wide buffer exceeded the 25 foot requirement of the Highway 10 Overlay
District. Mr. Lowder stated the District would work with the neighbors and staff to
supplement the buffer with evergreen trees so as to provide a better visual buffer.
Mr. Lowder stated they would protect and save most trees in the buffer.
Commissioner Williams asked if a subsequent school board could choose to start
using the playfield for formal games. Staff responded that the Commission could
condition the CUP or the applicant could offer an amendment specifying use of
the playfield, making it a condition that went with the land regardless of future
school administration changes.
Mr. Lowder responded that the District was amending the application to exclude
use of the playfield for Saturday morning organized games.
Dana Carney, of the Planning Staff, stated it was important to note that such a
condition would not prohibit use of the play areas by neighborhood children. He
stated the City's Master Parks Plan included school play areas as fulfilling a need
for neighborhood parks and playgrounds.
In response to a question from Commissioner Yates, Mr. Lowder stated there
would be a berm installed within the Highway 10 frontage landscape area, as
required by the Overlay.
Also in response to a question, Mr. Lowder stated the District would work with a
landscape architect to assure that the evergreen plantings in the buffer would be
sufficient to provide the required screening.
Commissioner Yates suggested that signage might be placed at the end of the
bus lane directing buses to turn toward the Cantrell Rd. intersection rather than
turning to the south, along Taylor Loop Road. Traffic Consultant Gregg Simmons
stated there would only be about 14 buses at the site, which would have little
impact on Taylor Loop Road.
In response to a question from Chairman Stebbins, Mr. Lowder stated the area
between the bus lane and Taylor Loop Road would be landscaped.
A motion was made to approve the application as amended, subject to
compliance with all staff comments and conditions. The motion was approved
with a vote of 9 ayes, 0 noes, 1 absent and 1 open position.
13
December 18, 2008
ITEM NO.: G FILE NO.: Z -5648-A
NAME: West Little Rock Elementary School —
Conditional Use Permit
LOCATION: SW corner of Cantrell Road (Hwy. 10) and
West Taylor Loop Road
OWNER/APPLICANT: Little Rock School District
PROPOSAL: To modify one condition imposed by the Planning
Commission related to construction of a traffic signal.
On July 19, 2007, the Planning Commission approved a conditional use permit to
allow the Little Rock School District to construct a new elementary — middle
school on this R-2 zoned property. A copy of the Commission's previous action
is attached for reference.
Since the date of the Commission's approval, the school district has determined
the school will be Pre-K/Elementary only.
The building footprint has been reduced from 200,000 square feet to 103,533
square feet. Building area has been reduced from 300,000 square feet to
158,000 square feet. The bus drive on the east side of the school has been
modified to provide additional stacking and to allow the building to be moved
further away from the residential properties abutting the west side of the school
site. The Pre -K parent drop-off drive has been moved to the southwest area of
the site and changed to a parking lot due to LRSD policy. This also should
decrease street congestion by providing parking for parents of Pre -K children.
The properties at the northwest corner of Taylor Loop Road and Forest Lane
have been purchased by the District and are now incorporated into the site plan.
Most of the new area will be lawn but a small portion of the parent/staff parking
and drop-off driveway is located in this new area.
At the time the Commission was considering the initial C.U.P., the District
commissioned a traffic study. One recommendation of the study was that a
traffic signal be installed at the intersection of Cantrell Road and West Taylor
Loop Road. The applicant offered to install the signal prior to construction
starting on the site. Consequently, one of the conditions imposed by the
Commission when the C.U.P. was approved was that the traffic signal be
installed prior to construction beginning on the site.
The State Highway and Transportation Department will not allow the signal to be
constructed until the school is within weeks of opening. Consequently, the
condition imposed by the Planning Commission cannot be complied with. The
December 18, 2008
SUBDIVISION
ITEM NO.: G (Cont. FILE NO.: Z -5646-A
City's Traffic Engineer has been coordinating with AHTD and the applicant.
Based on AHTD requirements, the City has instructed the Project Engineer to
schedule completion of the traffic signal where it can be put into flash two weeks
before opening of the school and then made operational one week before the
scheduled opening.
In so much as this is an issue that the City has no direct authority over, since
Cantrell Road is a State Highway, Staff believes it is appropriate to remove the
previously imposed condition and to require installation of the traffic signal per
AHTD requirements.
All other previously approved conditions of the C.U.P. will remain.
STAFF RECOMMENDATION:
Staff recommends that the previously imposed condition requiring the
construction of the traffic signal prior to construction beginning on the site be
removed. Staff recommends that the traffic signal at Cantrell Road and West
Taylor Loop Road be installed as per AHTD requirements and as coordinated by
the City's Traffic Engineer.
PLANNING COMMISSION ACTION: (DECEMBER 18, 2008)
The Applicants were present. There were no objectors present. Staff presented
the item and a modified recommendation as follows:
"Staff recommends that the previously imposed condition requiring the
construction of the traffic signal prior to construction beginning on the site be
removed. Staff recommends that the traffic signal at Cantrell Road and West
Taylor Loop Road be installed as per AHTD requirements and as coordinated by
the City's Traffic Engineer. Staff also recommends that the applicant and the City
pursue through AHTD the installation of a temporary traffic signal to be erected
prior to construction and, in the event AHTD approval cannot be obtained, that
the applicant work with the City Public Works Department and Traffic Engineer to
address construction traffic safety issues."
Gene Pfeifer, of 16300 Cantrell Road, addressed the Commission. He stated the
neighbors had raised concerns about the safety of the intersection and
construction traffic in 2007. He stated the LRSD agreed to install the signal prior
to construction beginning and the Commission had made that a condition of
approval of the conditional use permit. Mr. Pfeifer stated the State would not
2
December 18, 2008
SUBDIVISION
ITEM NO.: G Cont. FILE NO.: Z -5646-A
allow the signal to be installed prior to construction and he understood the City
could not force the State to do so. Mr. Pfeifer stated he hoped the Mayor and City
Board would be able to bring pressure on AHTD to get the signal up.
He stated he was not opposed to the school and thought the added language in
the "staff recommendation" was the best that could be hoped for.
There was no further discussion.
The item was placed on the consent agenda and approved as recommended by
staff. The vote was 6 ayes, 0 noes, 2 absent and 3 open positions.
3
July 19, 2007
ITEM NO.: 3
NAME:
LOCATION:
OWNER/APPLICANT:
PROPOSAL:
1. SITE LOCATION:
2,
FILE NO.: Z -
Little Rock School District New West Little Rock
School — Conditional Use Permit
SW corner of Cantrell Road and West Taylor
Loop Road
Various Owners/Little Rock School District
A conditional use permit is requested to allow for
construction of a new public school on this R-2 zoned
18.7± acre tract.
The site is located at the southwest corner of Cantrell Road and the west
leg of Taylor Loop Road.
COMPATIBILITY WITH NEI.GHBORHOO
The property is located on the south side of an arterial street in an area
that contains residential and office uses. Undeveloped residential
property and a few single-family houses are located across Cantrell Road.
A church is located across Forest Lane to the south. The properties
across Taylor Loop are primarily occupied by single-family homes. A
single-family subdivision and several office uses are adjacent to the west.
A large portion of this tract is actually shown as Transition on the City's
Land Use Plan, which envisions the potential of office or institutional type
development. With attention to adequately screening the nearby
residences and addressing the issues related to traffic, the proposed use
could be compatible with the neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and The Johnson Ranch,
Westchester/Heatherbrae, Pinnacle Valley, Tulley Cove and Chevaux
Court Neighborhood Associations were notified of this request. The
school district hosted a public meeting on June 25, 2007 at the public
library on Rahling Circle for any interested parties. Approximately 50
persons attended.
3. ON SITE DRIVES AND PARKING:
At full build -out, the proposed school is to have a maximum enrollment of
approximately 1,335 students. The approximate numbers of classrooms
by grade and the required parking are as follow:
July 19, 2007
ITEM NO.: 3 (Cont.
iI
GRADE
Pre -kindergarten
Kindergarten
Elementary
Middle School
Total Employees
TOTAL
NO.: Z -5646-A
# OF CLASSROOMS REQUIRED PARKING
6 (20 children each) 12
6 (20 children each) 12
25 25
12 12
110 110
171
The proposed site plan indicates a dedicated bus drive on the east side of
the school, off of Taylor Loop Road. The drive extends the length of the
school and is two lanes wide. The parking lot and private vehicle drop-off
lanes take access off of Forest Lane, south of the school. The parking lot
contains 169 spaces. A dedicated pre -K drop-off driveway is located off of
the parking lot. A separate two-lane wide drop-off is located off of Forest
Lane, adjacent to the parking lot. The applicant has indicated discussions
are taking place with the church located to the south which would allow
the church to use some of the school's parking on Sundays and which
would allow the school use of the church's spaces during the week as
needed for overflow. The proposed parking and drop-offs appear
adequate for the estimated numbers of classrooms and employees.
SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
The Highway 10 Overlay District requires a minimum of twenty-five foot of
green space around the sites entirety.
Berming is encouraged along Highway 10.
Landscaping is required per the Highway Overlay District standards in
addition to the landscape ordinance requirements per the zoning and
landscaping code.
Interior Islands are to be evenly distributed on the site.
The zoning buffer ordinance requires a twenty-six (26') foot wide land use
buffer along the western perimeter of the site next to the residentially
zoned property. Seventy percent (70%) of this buffer is to remain
completely undisturbed. This includes the clearing or grubbing of any/all
underbrush.
2
July 19, 2007
ITEM NC.: 3 Cont. FILE NO.: Z -5646-A
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 where the
site is adjacent to residential properties. Credit towards fulfilling this
requirement can be given for existing trees and undergrowth that satisfies this
year -around requirement.
An automatic irrigation system to water newly landscaped areas will be
required.
Prior to the issuance of a building permit, a landscape plan must be
approved. The plan must be sealed by a licensed Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree -covered site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6) inch
caliper or larger.
PUBLIC WORKS COMMENTS:
1. Eastbound right -turn lane on Highway 10 needs to be 250 ft. long
with 100 ft. taper.
2. Location of northern bus entrance does not meet driveway spacing
requirement. The drive must be located at a distance of 250 ft.
minimum from an intersecting street i.e. Highway 10.
3. Driveways on Taylor Loop must have adequate Intersection Sight
Distance as required by latest edition of Green book. Contact Nat
Banihatti in Traffic Engineering at 379-1818 for additional
information. Note that Stopping Sight Distance is different from
Intersection Sight Distance.
4. The intersection of Taylor Loop and Forest Lane will be STOP
controlled on minor approaches. This will require police assistance
during school peak -hours so that traffic can exit Forest Lane safely.
5. Since school traffic tends to have very short peak periods with very
high traffic volumes, the northbound left -turn bay on Taylor Loop at
Forest Lane must be able to store at least ten cars. This will require
250 ft. left -turn bay. If comment is not feasible, a properly designed
standard roundabout may be considered as an option.
6. All driveway/intersection designs must be checked using Turning
Vehicle templates or software such as Auto trach to ensure school
buses and service trucks can make the runs. I
\
3
July 19, 2007
ITEM NO.. 3 _ (Gong _ _ FILE NO.: Z -5646-A
7. Street lighting must be provided on all boundary streets. This will
require underground circuit with direct -burial galvanized steel poles
as installed by Entergy with differential costs paid by the applicant.
Design and submit streetlight plans for the project. Occupancy
permit will not be issued until all streetlights are functional. Contact
Steve Philpott of Traffic Engineering @ 379-1813 for street light
requirements.
8. Design and submit pavement striping plan as per MUTCD
requirements for all boundary streets. Striping material shall be
thermoplastic or better.
9. It is the responsibility of applicant to install a traffic signal at the
intersection of Highway 10 and Taylor Loop Road. Design and
submit traffic signal plans to Traffic Engineering Division for approval.
10. All striping within the school zone must conform to MUTCD-
standards.
11. Redesign service drive area. The current layout does not provide
sufficient area for truck access. All maneuvering for access to the
loading dock must be accommodated on-site.
12. All improvements on Cantrell Road require AHTD approvals. The 50
ft. radius on Cantrell seems excessive. Final intersection design to
be established with the roadway design. Layout as shown is only
schematic. Final engineering design will be per AASHTO Green
Book Standards.
13. Currently, vehicles at the church located south of the subject property
park in the right-of-way and back out directly onto Forest Lane. No
future vehicles will be allowed to back directly out onto Forest Lane.
The applicant should contact the Church pertaining to this matter and
show proposed driveways on the southside of Forest Lane and on
the north side at the property not owned by the district. It is believed
that previously, rpght-of-way has been dedicated to the City on the
south side of Forest Lane at the church.
14. Is the school district proposing to improve Forest Lane west of the
site? If so, please provide a plan.
15. Taylor Loop Road is classified on the Master Street Plan as a
collector street. A dedication of right-of-way 30 feet from centerline
will be required.
16. Due to the proposed use of the property, the Master Street Plans
specifies that Forest Lane for the frontage of this property must meet
'commercial street standards. Dedicate right-of-way to 30 feet from
centerline.
0
July 19, 2007
ITEM NO.: 3 Cont. FILE NO.: Z -5646-A
17. A 20 -foot radial dedication of right-of-way is required at the
intersection of Forest Lane and Taylor Loop Road.
18. A 20 -foot radial dedication of right-of-way is required at the
intersection of Cantrell Road and Taylor Loop Road.
19. With site development, provide design of street conforming to the
Master Street Plan. Construct street improvements to Cantrell Road,
Taylor Loop Road and Forest Lane including 5 -foot sidewalks with
planned development.
20. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
21. 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).
22. 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, drainage plans will need to be submitted and approved prior
to the start of construction.
23. Storm water detention ordinance applies to this property.
24. If disturbed area is one or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
25. Per Section 29-189 (d), groups of trees and individual trees that are
not to be removed or are located within required undisturbed buffer
areas shall be protected during construction by protective fencing
and shall not be used for material storage or for any other purpose.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer main extension required, with easements.
Entergy: No comment received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
5
July 19, 2007
ITEM NO.: 3 (Cont.) FILE NO.: Z -5646-A
A Capital Investment charge based on the size of connection(s) will apply
to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
This development will have minor impact on the existing water distribution
system. Proposed water facilities will be size to provide adequate
pressure and fire protection.
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.
Fire Department: Approved as submitted
County Planning: No Comments.
SUBDIVISION COMMITTEE COMMENT: (JUNE 28, 2007)
Wes Lowder and Rachel Taylor, of the Mehlburger Firm were present
representing the applicant. Staff presented the item and noted additional
information was needed regarding building design and height, phasing of
construction, number of classrooms by grade, number of employees, signage,
fencing and site lighting. The applicants were advised to specify the dumpster
location and screening. Staff asked the applicants to describe the location of
mechanical equipment and measures to be taken to screen the equipment from
nearby residences. Staff asked if there would be outside speakers, bells or
intercom and if there would be any formal use of the "practice football field". Staff
questioned specifically the height of the building in relation to the residences to
the west and what screening would be located along the western perimeter of the
site.
Landscape and Utility Comments were discussed.
The majority of the discussion centered on Public Works Comments and Traffic
issues. It was noted that a traffic study had been prepared and submitted with
the application. Mr. Lowder noted that the District would widen and improve both
sides of Taylor Loop Road and both sides of Forest Lane from Taylor Loop to the
west boundary of the school site. Mr. Lowder also stated the turn lane on
Cantrell Road and the traffic signal at Cantrell and Taylor Loop Road would be
constructed prior to construction beginning on the site.
Staff noted that the right-of-way for Forest Lane encompassed a portion of the
church parki g lot located on the south side of the street. Staff advised the
applicants torneet with the church regarding what impact there would be on the
9
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
church site. Mr. Lowder responded that those conversations had already taken
place and the District and the church had discussed a mutual parking agreement.
Staff advised the Committee that they were continuing to study the issue of traffic
and there were concerns with the condition of Forest Lane, west of the proposed
school site.
Mr. Lowder informed the Committee that approximately 50 persons attended an
informational meeting on June 25, 2007 where the proposed school plan was
presented.
The applicants were advised to respond to staff issues by July 3, 2007. The
Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
The Little Rock School District is requesting approval of a conditional use permit
to allow for construction of a Pre -K through Grade 8 public school on the R-2
zoned, 18.75± acre tract located at the southwest corner of Cantrell Road and
West Taylor Loop Road. The school is proposed to contain grades Pre -K
through Grade 8. The project may or may not be completed in phases. That will
be determined by the school board at a later date. If the school is built in phases,
Phase I would likely consist of the core of the building and would accommodate
grades Pre -K through Grade 5 with a maximum; enrollment of 895 students.
Phase II would expand the building to accommodate Grades 6-8 with an
additional 440 students and a total enrollment of 1,335 students. If built, the
school will be the first new public school in the western part of the City since the
1978 opening of Fulbright Elementary.
The building will vary from one to two stories in height. Building materials and
roof design have not been determined at this print. Signage is proposed at the
driveway entrances. The signs will be of similar material to the building material.
The property is located within the Highway 10 Design Overlay District. Staff
would recommend that signage be limited to that allowed by the Overlay District;
one monument style ground -mounted sign a maximum of six (6) feet in height
and seventy-two (72) square feet in area and wall signage on the north, east and
south facades only. Directional signage may be placed at the driveway
entrances. An eight (8) foot tall wood and brick fence is located along a portion
of the western perimeter of the site adjacent to Montagne Subdivision. The
school district will construct approximately 400 feet of 6 -foot tall opaque fence
along the remainder of the western perimeter of the site, from the Montagne
fence to Cantrell Road. The site will have sufficient lighting around the building
for protection of the children. Pole lighting will be placed in vehicular use areas.
Lighting will be shielded downward and into the site and the desir will not
7
July 19, 2007
Ulliffilf[OWWW"
FILE NO.: Z -5646-A
exceed 1 -foot candle at the property lines. The dumpster enclosure will be
located at the service drive, at the northeast corner of the building. The
mechanical system has not been designed. All mechanical equipment will be
screened from adjacent residential properties. Mechanical equipment on the roof
will be screened by adjacent building mass, a screen wall or a combination
thereof. Mechanical equipment on the ground will be screened by building
structure, screen wall, vegetation or a combination thereof. During school hours,
outside speakers will be used, particularly in the areas of the playfield and the
student drop-off/pick-up zones. The playfield north of the building will double as
a football practice field. There will be no formal game use of this field and no
lighting, grandstands, concession stands or restrooms will be installed in
conjunction with this field.
Landscaping on the site has been designed to comply with the Highway 10
Overlay District requirements; including a 40 -foot front landscaped area and 25 -
foot side and rear landscaped areas. The zoning buffer along the west perimeter
is required be 26 feet in width; 70% of which is to remain undisturbed. The
District is asking to clear underbrush out of the entire buffer due to concern for
safety of the students. All trees with truck diameters of 3" or greater are to be left
undisturbed. Staff is supportive of this request with the condition that additional
evergreen trees will be planted in the buffer as determined necessary to provide
screening for the adjacent properties. All screening and buffer requirements also
apply where the school site is adjacent to the residential properties at the
southeast corner of the site.
The District commissioned Peters and Associates Engineers, Inc. to conduct a
traffic impact study for the proposed school. The following information is taken
from the Traffic Study's Executive Summary:
There are expected to be few pedestrians (children walking to
and from school) at this school because of the location of the
school and its proximity to Highway 10.
Information provided by LIRSD for the breakdown of students
expected to ride the bus and parent pick-up/drop-off is as
follows:
Elementary School (Phase 1)
It is expected that approximately 55 percent of the elementary
school students will ride the bus (this is slightly lower than the
nearest existing schools in the vicinity — Fulbright Elementary
School and Terry Elementary School). The majority of the
remaini�g 45 percent of the elementary school students are
expected\ to be picked -up and dropped -off by private vehicles.
E:3
July 19, 2007
ITEM NO.: 3 (Cont.) FILE NO.: Z -5646-A
Middle School (Full Build -Out)
It is expected that approximately 60 percent of the middle
school students will ride the bus. The majority of the remaining
40 percent of the middle school students are expected to be
picked -up and dropped -off by private vehicles.
Recommendations of this study, for both Phase 1 and full build-
out, are summarized as follows:
It is recommended to widen Taylor Loop Road to three lanes
from south of Forest Lane to Highway 10.
• It is recommended that Forest Lane be widened to three
lanes from just west of the Parent Pick-Up/Drop-Off Loop to
Taylor Loop Road. Additionally, Forest Lane, west of the
site, should be widened to a minimum two-lane roadway
section to allow for an eastbound lane and a westbound
lane.
• It is recommended that Highway 10 be widened to
accommodate the addition of an eastbound right -turn lane at
Taylor Loop Road.
• It is recommended that the roadway geometry for the Pre -K
Pick-Up/Drop-Off Loop approach to Forest Lane be
constructed to consist of an outbound lane and an inbound
receiving lane.
• It is recommended that the roadway geometry of the Parent
Pick-Up/Drop-Off Loop approach to Forest Lane be
constructed to consist of an outbound left -turn lane, an
outbound right -turn lane and two inbound receiving lanes.
• It is recommended that sidewalks be constructed adjacent to
the site along Highway 10, Taylor Loop Road and Forest
Lane.
It is recommended that a fully -actuated traffic signal be
installed at the intersection of Highway 10 and Taylor Loop
Road coincident with the Phase 1 site development. This
traffic signal should have provisions to be a part of a closed-
loop coordinated traffic signal system. I
E
July 19, 2007
NO.� 3
FILE NO.: Z75646 -A
• It is recommended at full build -out conditions the intersection
of Taylor Loop Road and Forest Lane be re-evaluated,
based on actual traffic volumes, and traffic signal warrants
be re-examined.
• Traffic signal design at Highway 10 and Taylor Loop Road
and roadway improvements along Highway 10 must conform
to AHTD and the City of Little Rock design standards and
will require approval by AHTD and the City.
• Roadway improvements along Taylor Loop Road and Forest
Lane must conform to the City of Little Rock design
standards and will require approval by the City.
Public Works staff has reviewed the revised plan for the proposed West Little
Rock School and has the following comments:
• If the bus entrance cannot move further south away from Cantrell
Road, a variance should be requested for the driveway to be closer
than 250 ft. as required by code from Cantrell Road since Taylor
Loop Road is a collector street per the MSP.
The traffic study prepared by the applicant and submitted to the
City for review recommends Forest Lane, west of the site, should
be widened to a minimum two-lane roadway section to allow for an
eastbound lane and a westbound lane. Today, the width of
pavement on Forest Lane west of the site to S. Katillus Road varies
in width. The widest portion is 28 ft. near the intersection of S.
Katillus and the narrowest portion is 15 ft. wide further to the east.
Staff agrees with the applicant's traffic study that Forest Lane
should be widened to at least 20 ft. of pavement from the site to S.
Katillus Road to approximately 400 ft. of Forest Lane west of the
site to be widened a maximum of 5 ft. No curb or gutter will be
required to be installed on the south side of Forest Lane but
considerations should be taken for drainage.
Staff is supportive of the requested C.U.P. and believes the proposed school is
an appropriate use for the site. Appropriate, year-round screening must be
installed and maintained where the site is adjacent to residential properties.
Public Works Comments and the recommendations of the applicant's traffic study
must be complied with, including the traffic study recommendation to widen
Forest Lane West of the site to Katillus Road.
STAFF RECOMMENDATION:
Staff recommends approval of the requested C.U.P. subject to compliance with
the following cdpditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
Tip
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
2. Compliance with the recommendations outlined in the Executive Summary of
the Peters and Associates Engineers, Inc. traffic study; including that Forest
Lane be widened west of the site to Katillus Road. All required street
improvements are to be constructed with Phase 1.
3. The turn lane on Cantrell Road and the traffic signal at Cantrell Road and
West Taylor Loop Road are to be constructed prior to construction beginning
on the site.
4. Signage is to comply with the standards established by the Highway 10
Overlay District; one monument style ground mounted sign not to exceed six
(6) feet in height and seventy-two (72) square feet in area, wall signage on
the north, south and east facades of the building and directional signage at
the driveway entrances not to exceed six (6) feet in height and two (2) square
feet in area.
5. All site lighting is to be shielded downward and into the site.
6. Dumpster service hours are to be limited to daylight hours only.
7. All mechanical equipment, whether roof mounted or ground mounted, is to be
screened from adjacent residential properties.
8. Prior to any grading or clearing of the site, the property is to be inspected by
City Staff to assure that all required buffer areas are marked and protected by
construction fencing.
Staff recommends approval of a driveway spacing variance to allow the bus
entrance off of Taylor Loop Road to have a reduced spacing from the Taylor
Loop/Cantrell Road intersection.
Staff recommends approval of the applicants' request to clear underbrush out of
the buffer area subject to no trees with a diameter of three (3) inches or greater
being removed and subject to additional evergreen trees being planted in the
buffer as determined necessary by staff to provide screening for adjacent
residential properties.
PLANNING COMMISSION ACTION: (JULY 19, 2007)
The applicants were present. There were three persons present who stated they
were not in opposition but had some issues with the proposal. Three letters had
been received by the Commission which stated the same. Dana Carney of the
Planning Department and Mike Hood of Public Works made the staff
presentation. Mr. Hood presented a graphic showing existing traffic counts on
area streets and discussed the improvements being proposed under this
application. Staff informed the Commission that the District had agreed to widen
Forest Lane west of the site as recommended by the traffic study. Staff stated
there were no further outstanding issues. Staff presented a recommendation of
11
July 19, 2007
ITEM NO.: 3 (Cont.)
FILE NO.: Z -5646-A
approval subject to compliance with the comments and conditions outlined in the
"staff recommendation" above.
Wes Lowder, of the Mehlburger Firm, spoke on behalf of the application. He
stated much study had gone into the proposal. Mr. Lowder stated the District had
met with neighboring property owners and intended to continue to do so to try to
address their concerns. He stated they would work with the State highway
department to get approval to signalize the Taylor Loop/Cantrell Rd. intersection
prior to construction commencing on the site. Mr. Lowder described some
specifics of the site plan, noting the "generous drop-off and parking areas."
Commissioner Laha asked Mr. Lowder why the District was proposing to do
street improvements in this case when at other school sites, the District had
requested deferrals of street improvements. Mr. Lowder responded that this was
a proposed new school and the other cases involved making improvements to
existing school campuses.
Phil Kaplan, a resident of the adjacent Montagne subdivision, addressed the
commission on his own behalf and on behalf of his neighbors. He stated they
were not opposed to the school but they wanted additional protection from the
potential impact of the school on the neighborhood. Mr. Kaplan stated the
neighborhood would prefer a buffer of at least 75 feet in width along the western
perimeter of the school site, as opposed to the 40 feet being proposed_ He stated
a 75 foot buffer would preserve more mature trees on the site. Mr. Kaplan
discussed the proposed playfield shown between the building and Cantrell Rd.
He stated the playfield could turn into a location for regular Saturday morning
soccer league games unless the Commission specifically restricted the use of
that area.
Don Smith, of 57 Montagne Court, addressed the Commission with concerns
about traffic and the condition of adjacent streets.
John Hill , of 32 Montagne Court, leiterated that the neighborhood was not
opposed to the school but wanted additional protections. He stated he had taken
measurements of the difference between a 40 foot and a 75 foot buffer and had
found several mature trees would be saved with the larger buffer. Mr. Hill voiced
concern about a two-story building looking over the neighborhood and of the
location of the western -most driveway on the school site.
Mr. Kaplan stated he recognized the architects and engineers to be outstanding
and prestigious firms but, things happen when site work takes place. He again
asked the Commission to protect the neighborhood.
Mr. Lowder statd\ it was hard to develop any site without having some impact on
the environment. He stated the neighbors had been very gracious and he wished
he could give a 75 foot buffer, but the site's constraints prevented him from doing
12
July 19, 2007
ITEM NO.: 3 (Cont.
FILE NO.: Z -5646-A
so. Mr. Lowder stated the homes in Montagne were designed with garages and
an alley to the rear, between the homes and the school site, which provided
some protection from development of the school site. He stated the proposed 40
foot wide buffer exceeded the 25 foot requirement of the Highway 10 Overlay
District. Mr. Lowder stated the District would work with the neighbors and staff to
supplement the buffer with evergreen trees so as to provide a better visual buffer.
Mr. Lowder stated they would protect and save most trees in the buffer.
Commissioner Williams asked if a subsequent school board could choose to start
using the playfield for formal games. Staff responded that the Commission could
condition the CUP or the applicant could offer an amendment specifying use of
the playfield, making it a condition that went with the land regardless of future
school administration changes.
Mr. Lowder responded that the District was amending the application to exclude
use of the playfield for Saturday morning organized games.
Dana Carney, of the Planning Staff, stated it was important to note that such a
condition would not prohibit use of the play areas by neighborhood children. He
stated the City's Master Parks Plan included school play areas as fulfilling a need
for neighborhood parks and playgrounds.
In response to a question from Commissioner Yates, Mr. Lowder stated there
would be a berm installed within the Highway 10 frontage landscape area, as
required by the Overlay.
Also in response to a question, Mr. Lowder stated the District would work with a
landscape architect to assure that the evergreen plantings in the buffer would be
sufficient to provide the required screening.
Commissioner Yates suggested that signage might be placed at the end of the
bus lane directing buses to turn toward the Cantrell Rd. intersection rather than
turning to the south, along Taylor Loop Road. Traffic Consultant Gregg Simmons
stated there would only be about 14 buses at the site, which would have little
impact on Taylor Loop Road.
In response to a question from Chairman Stebbins, Mr. Lowder stated the area
between the bus lane and Taylor Loop Road would be landscaped.
A motion was made to approve the application as amended, subject to
compliance with all staff comments and conditions. The motion was approved
with a vote of 9 ayes, 0 noes, 1 absent and"I open position.
13