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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. 2 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. 3 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. n 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 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. 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 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, 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 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 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