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HomeMy WebLinkAboutPC Action Letter 070120 Approved with ConditionsDepartment of Planning and Development 723 West Markham Street Little Rock. Arkansas 72201-1334 �.►��Y�`'. Phone: (501)371-4790 Fax: (501)3714546 July 1, 2020 WER Architects Mason Ellis 901 West 3rd Street Little Rock, AR 72201 Re: File No. Z-9514 Planning Development Building Codes Friendship Charter School — Conditional Use Permit; located on the northside of Vernon Estates Drive, east of Chicot Road Dear Mr. Ellis: This is to advise you that in connection with your request concerning the above referenced file number the following action was taken by the Planning Commission at its meeting on June 25, 2020: X Approved with conditions. Recommended approval with conditions. Recommended approval as submitted. Denied your request as submitted. Deferred to the Other: Meeting. If you have any questions please do not hesitate to contact me at 371-4792. Respectfuli , Monte Moore Development Administrator MM:aa June 25, 2020 ITEM NO.: 2 FILE NO.: Z-9514 NAME: Friendship Charter School — Conditional Use Permit LOCATION. North side of Vernon Estates Drive, East of Chicot Road OWNER/APPLICANT: Cloverdale Enterprises, LLC, Central Arkansas Housing Corp. and First Penecostal Church/John Greer, Jr., WER Architects PROPOSAL: A conditional use permit is requested to allow a public charter school development (middle school grades 6 through 8) on property zoned R-2 and R-3. 1. COMPATIBILITY WITH NEIGHBORHOOD: The proposed school site previously contained a multifamily development which existed on the property for a number of years. The property is located in an area of mixed uses and zoning near the southeast corner of Chicot Road and Baseline Road. Mixed commercial uses are located north and west of the site. Single family residences are located east and south of the proposed school site. In staff's opinion, redevelopment of this property for a new school campus will be compatible with the surrounding uses. Notice of public hearing was sent to all owners of property located within 200 feet of the site and SWLR United for Progress, Chicot, West Baseline and Cloverdale Neighborhood Associations, 2. ON SITE DRIVES AND PARKING: Access to the site will be from the east end of Vernon Estates Drive, which runs east from Chicot Road. Access drives and parking will extend along the west, north and south sides of the proposed school building_ The site will contain 86 paved parking spaces. The access drives will contain stacking spaces and drop-off/pickup spaces. The proposed parking will be sufficient to serve the school development and meet ordinance requirements. 3. SCREENING AND BUFFERS: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. June 25, 2020 SUBDIVISION ITEM NO.: 2 Cont. FILE NO.. Z-9514 This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The maximum width of the required buffer is fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the city, section 15-81. The site averages approximately 800 feet in width. A minimum forty-eight (48) foot buffer is required. The south buffer area is deficient. Screening requirements will need to be met adjacent to the residential zoned properties. 4. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 5. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 6. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 4. ENGINEERING COMMENTS: Existing public right-of-way within the site connected to Vernon Estates Dr. and Acorn Place which will not be ussed in the future should be abandoned by the CLR Board of Directors. 2 Turnarounds in conformance with the Fire Code should be provided at the east end of Vernon Estates Dr., Acorn Place,and other platted 2 June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 public streets for vehicle manuevering. The 10 ft. radius and 12 ft. width of the proposed turnaround off Vernon Estates Drive will not pass a fire truck. The turnaround should be at least 20 ft. wide. A public access easement should be recorded for the 3. With site development, provide design of street conforming to the Master Street Plan. Provide full street improvements to Acorn Place and other platted public streets within the planned development. Due to the existing conditions of the streets and drainage improvements, an evaluation and determination will be required of the existing street(s) and drainage improvements to determine conformance with CLR design standards. 4. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. 5. The existing sidewalk on Vernon Estates Drive should be extended in conformance with ADA standards to the school entrance doorway. 6. 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). 7. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. Is a variance being requested to advance clear and grade beyond the areas proposed to be developed with the 8. Per Sec. 29-102 an evaluation should be conducted on the basis of existing downstream development and any analysis of stormwater runoff with and without the proposed development. If the proposed development will cause or increase downstream flooding conditions, provisions to minimize such flooding conditions should be included in the design of the storm management improvements. Such provisions may include downstream improvements and/or detention of stormwater runoff and its regulated discharge to the downstream storm drainage system. 9. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. Maintenance of the detention pond and all private drainage improvements is the responsibility of the developer, property owners association, and/or land owner. 3 June 25, 2020 SUBDIVISION ITEM NO.: 2 Cont- FILE NO.: Z-9514 10. Will the school and supporting infrastructure be built in one phase? 11. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 13. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineer 379-1813 for more info. 14. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1805 (Travis Herbner) for more information. 15. Hauling of fill material on or off site over municipal streets and roads requires approval prior to a grading permit being issued_ Contact Public Works Traffic Engineering at 621 S. Broadway, (501) 379-1805 (Travis Herbner) for more information. 16. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 17. With development, the existing street and drainage improvements within public right-of-way fronting and accessing undeveloped tracts is required to be evaluated to determine conformance with CLR street and drainage standards. If found to be substandard, with future development street improvements to CLR standards will be required to be constructed. 18. Erosion controls must be installed to reduce discharge of polluted stormwater. 19. The traffic study has been received and is being evaluated by Traffic Engineering. 20. Damage to public and private property due to hauling operations or operation of construction related equipment from a nearby construction site shall be repaired by the responsible party prior to issuance of a certificate of occupancy. 21_ Are the proposed dimensions of the tracts proposed to be modified? 22. The USPS should be contacted to determine if mail cluster box will be required to be provided for the proposed residences. If required show the proposed location(s) of the USPS cluster box units in Cl June 25, 2020 SUBDIVISION ITEM NQ.: 2(Cont,)FILE NO.: Z-9514 conformance with USPS and City of Little Rock policy design standards. 5. UTILITIES/FIRE ❑EPARTMENTIBUILDING CODES: Little Rock Water Reclamation Authority: Sewer Main Extension required with easements. Capacity Fee analysis required_ FOG Analysis required. Retain Existing Sewer Easements for existing sewer mains. Entergy: No comments received. Center oint Ener : No comments received. ATU: No comments received. Central Arkansas Water: No comments received. Fire Department: Full Plan Review Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 5 June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.)- FILE NO.: Z-9514 Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30' Tall Buildinc#5 - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30', approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial June 25, 2020 SUBDIVISION ITEM NO -- 2 Cont.) FILE NO.: Z-9514 fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire apparatus access roads. Gates Maintain fire apparatus access road gates as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria: 1. Minimum gate width shall be 20 feet. 2. Gates shall be of swinging or sliding type. 3. Construction of gates shall be of material that allow manual operation by one person. 4. Gate components shall be maintained in an operable condition at all times and replaces or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with a padlock or chain and padlock unless they are capable of being opened by means of forcible entry tools or when a key box containing the keys to the lock is installed at the gate location. 7. Locking device specifications shall be submitted for approval by the fire code official. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates, intended for automatic operation shall be designed, constructed and installed to comply with requirements of ASTM F 2200. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central 7 June 25, 2020 SUBDIVISION ITEM NO.: 2 Cont. FILE NO_. Z-9514 Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: No Comments. 6. TRANSPORTATION/PLANNING: County Planning: No Comments, Rack Region METRO: No comments received - Planning Division: No Comments. STAFF ANALYSIS: Friendship Aspire Academy proposes to develop a middle school campus on this subject property located generally north of Vernon Estates Drive, east of Chicot Road. The project narrative from the applicant is as follows: "Friendship Aspire Academy, which currently has an elementary school at 3615 W 25th street, will serve 6th - 8th graders. The site is approximately 11.9 acres on Vernon Estates Drive, east of the 9100 block of Chicot Road. The site is the location of a former city housing project that has since been demolished. The site is directly to the north of the Fairfield residential subdivision and west of the Fairfield Cove residential subdivision. The site can be accessed from Chicot Road via Vernon Estates and the entrance is currently gated. Current zoning of the property is R-2 and R-3. We are seeking CUP approval for the site to allow for the proposed school building. The proposed improvements are as follow: Construction of a single story 36,430 sf middle school for 6th _ 8th grades with associated parking. The project will consist of a cafeteria, an administration wing, a gymnasium and two, classroom wings. The school is planned to serve 300 students. �3 June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont.) FILE NO.: Z-9514 2. There will be 12 classrooms in addition to lab, admin and parent services spaces, art and music rooms and special education breakout rooms. There will also be a cafeteria, a gymnasium, building service spaces and associated parking as well as a sand, volleyball court, half -court basketball and outdoor classrooms. 3. Construction of an interior drive will serve as drop off and pickup of students for both parents & busses and will allow for car stacking to be on site. 4. The site will meet the current Landscape Ordinance requirements since the cost of the renovations will exceed 50% of the replacement value of the building. 5. A fence, security gate & guard shack will be incorporated around the perimeter. The main access will be at Vernon Estates drive. 6. Dumpster and loading services are on the north end of the site and will be screened as required by city ordinance. 7. Existing water mains and sewer lines as well as their easements from the previous subdivision will be abandoned and new utilities will be brought to the building. 8. The planned opening date is December of 2021." The proposed school building will be brick masonry construction, with store front - type windows and precast concrete accents. The building height will not exceed 30 feet. The proposed building will be located over 180 feet from the overall property boundaries. The building height and setbacks conform with ordinance standards. There is one (1) lot immediately east of the proposed school building which is owned by the City of Little Rock and is not part of this application. Access to this site will be from Acorn Place to the east. An entry sign and flagpoles will be located near the southwest corner of the site. All signage will conform with the ordinance requirements for office zoning (Section 36-553 of the code). This is typical for school and church uses throughout Little Rock. A dumpster area is located near the northeast corner of the proposed school building. The dumpster area will be screened as per ordinance requirements. The applicant notes that all site lighting will be low-level and directed onto the site and away from adjacent residential property- 9 June 25, 2020 SUBDIVISION ITEM NO.: 2(Cont.)FILE NO.: Z-9514 The applicant notes that the school development will be done in one (1) phase. The eastern and northern portions of the overall property will be used as green space and maintained by the school. The proposed plan designates areas within the green space for existing vegetation to remain. The applicant also notes that the old existing platted lots and rights -of -way within the overall property boundary will be abandoned prior to redevelopment. Staff is supportive of the requested conditional use permit to allow redevelopment of the property as a middle school campus. Staff views the request as reasonable. The proposed school development should prove to be a good "transition use" between the single family neighborhoods to the east and south and the commercial developments to the west and north along Chicot Road and Baseline Road. The proposed school development will be a quality redevelopment of the old multifamily site. Staff believes the new middle school campus will be compatible with the neighborhood and have no adverse impact on the area. STAFF RECOMMENDATION Staff recommends approval of the requested conditional use permit, subject to the following conditions: 1. Compliance with the conditions as found in paragraphs 3, 4 and 5 of the agenda staff report. 2. Abandonment of the underlying platted lots and streets must be completed prior to the issuance of grading and building permits. 3. Any site lighting must be low-level shielded and directed away from adjacent properties. 4. The dumpster area located on the site must be screened as per ordinance standards, and serviced only during daylight hours. 5. Staff also recommends the following conditions as a result of the traffic study- a. Vehicular traffic dropping off or picking up students shall not stop, wait or delay other vehicular movements, block driveways of adjacent properties, and/or form vehicular queues at any time on Chicot Rd or Vernon Estates Dr. Should queuing occur on any of these streets, the 10 June 25, 2020 SUBDIVISION ITEM NO.: 2 (Cont-)FILE NO.: Z-9514 school agrees to eliminate such queuing by modifying the plan including implementing staggered start/dismissal times as required. b. School agrees to have their Traffic Engineer present at the opening day of school and subsequent days as necessary, to monitor the school traffic and identify any traffic problems/issues or potential traffic problems/issues during times of school pick-up and drop-off. When problems/issues are identified, corrective measures should be taken to address those problems/ issues c. Should conditions warrant for orderly flow of traffic around the school, school agrees to hire, at no cost to the City of Little Rock, off -duty police officers, as required, to execute the Traffic Control Plan at key, identified locations around the school and adjacent to the school with in the public right-of-way . d. Prior to opening the school, all crosswalk markings, striping and other pavement markings within roadway and at intersections adjacent to the school must be inspected and if faded or worn out, be restriped with new Thermoplastic material. e. Installation of school zone flashers and signage will be the responsibility of the school and must comply with Arkansas Motor Vehicle and Traffic Laws and State Highway Commission regulations. Plans for flashers and signage must be submitted to Public Works Traffic Engineering for prior review and approval. PLANNING COMMISSION ACTION: (JUNE 25, 2020) The applicant was present. There were no persons present registered in support or opposition. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions. The vote was 11 ayes, 0 noes and 0 absent. 11