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HomeMy WebLinkAboutZ-3895-C Staff AnalysisApril 10, 2008 ITEM NO.: 6 FILE NO.: Z -3895-C NAME: Francis Allen School — Revised Conditional Use Permit LOCATION: 816 N. Tyler Street OWNER/APPLICANT: Francis Allen School/Brad Chilcote, WD & D PROPOSAL: A conditional use permit is requested to allow for expansion of this existing school. The property is zoned R-3. This same proposal was approved by the Planning Commission on October 30, 2003. The three-year time frame for implementation has expired. 1. SITE LOCATION: 2 The site occupies the properties on the west side of N. Tyler Street, between "G" and "H" Streets. COMPATIBILITY WITH NEIGHBORHOOD: The school has been a part of this neighborhood for many years. Although the surrounding neighborhood is primarily single family in nature, there are other institutional uses within proximity of the site. The Holy Souls School and Church occupy over two blocks located directly across "H" Street to the north. Fair Park Elementary School is located two blocks to the south. Woodlawn Baptist Church and Mt. Saint Mary's School are located two blocks to the southwest and northeast respectively. Single family residences are located adjacent to the south, west and across Tyler Street to the east. The proposed expansion will result in a minor increase in student enrollment and the addition of much-needed on-site parking. The proposed expansion should be compatible with uses in the area. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Hillcrest Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The school currently has 3 on-site parking spaces and a drop-off/pick-up driveway. Eleven additional spaces are located in a parking lot at the northwest corner of "G" Street and Tyler Street. The proposed expansion will result in 22 additional students and 6 additional employees, requiring 8 more parking spaces. The proposed plan shows the construction of a new 12 -space parking lot and retention of 10 spaces in the "G" Street lot April 10, 2008 ITEM NO.: 6(Cont.)FILE NO.: Z -3895-C for a total of 22 parking spaces. A new drop-off/pick-up area that will accommodate 8 vehicles is proposed in front of the Tyler Street entrance. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. 5. PUBLIC WORKS COMMENTS: 1. Right-of-way dedications were waived with approval of the previous application in 2003. 2. At time of building permit, improve corner curb radius to 25 feet radius at the intersections of Polk and H Streets; H and Tyler Streets; and Tyler and G Streets. 3. At time of development, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. At time of development, storm water detention ordinance applies to this property. Show the proposed location of storm water detention facilities on the plan. 5. At time of development, the paved alley through the development should be repaved to a width of eighteen (18) feet. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of driveways must not exceed 36 feet. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No comment received. CenterPoint Energy: No comment received. AT&T (SBC): No comment received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Fire hydrant and fire sprinklers may be required. Contact Fire Marshall's office at 918-3710. K April 10, 2008 ITEM NO.: 6 Cont. FILE NO.: Z -3895-C County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (MARCH 20, 2008) The applicants were present. Staff presented the item and noted little additional information was needed. Staff asked the applicant to confirm that the current proposal was the same as the previous approval regarding building design. Staff commented that although the property was within the Hillcrest Design Overlay District, it was not clear that the overlay standards applied to residential properties with a conditional use permit. Staff stated the project should meet the spirit of the overlay. Landscape, Public Works and Utility Comments were discussed. It was noted that the right-of-way dedication requirement on abutting streets was waived under the previous approval. Staff stated they would support a similar waiver, if the corner radii were improved to 25 feet radius. The applicant was advised to respond to staff issues by March 26, 2008. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: A Conditional Use Permit application has been filed for the proposed expansion of the Francis Allen School for Exceptional Children located at 824 North Tyler Street. Founded in 1958, the Allen School provides inclusive pre-school programs and therapy services for developmentally handicapped children ages 1 thru 4. The school is currently licensed to provide services for up to 62 children and operates with a staff of 25 teachers, therapists and administrative personnel. The existing building has been home to the school since 1970, but is no longer adequate to meet its needs. Therefore, the school's Board of Directors is submitting this application to allow for the construction of an approximate 12,000 sq. ft. building expansion, the relocation of an existing outdoor play space, and the development of additional on-site parking. Please note that an identical proposal was approved (File Z -3895-B) by the Planning Commission on October 30, 2003. That approval subsequently lapsed due to inactivity. The proposed one-story expansion will include new classroom space to better accommodate the school's current enrollment and upgraded food service facilities as well as two additional classrooms to provide for the anticipated needs of the community. The expanded facility will be able to provide services for up to 3 April 10, 2008 ITEM NO.: 6 (Cont. FILE NO.: Z -3895-C 84 children with a staff of 31. The current 6,300 sq. ft. building will be renovated to accommodate administrative and therapy needs. The existing outdoor play yard located west of the current facility adjacent to "H" Street will be relocated to an enclosed, shaded courtyard to the rear of the proposed new structure. On-site parking will be provided by an existing lot located at the northwest corner of Tyler and "G" Streets, and a proposed new parking lot situated on the former play yard site adjacent to "H" Street. A new loading/unloading area is proposed for the Tyler Street entrance and service functions and trash pick-up will be accessed via the existing alley. On March 26, 2008, the applicant submitted responses to issues raised at Subdivision Committee, including confirmation that there are no changes from the 2003 approval other than a slight expansion of the addition from 11,000 square feet to 12,000 square feet. It is anticipated that the exterior finish of the structure will be residential in character. The exterior walls will be a combination of brick and stone. The residential character will be further enhanced by a low eave height and broad overhang. The Tyler Street facade will have offsets to visually break the horizontal scale of the structure. No ground -mounted sign is proposed. A new, non -lighted wall sign will be placed on the building's east fapade near the entrance. Any site lighting will comply with the Hillcrest Overlay District standards. The building will have multiple roof sections to break up the building mass. The highest top of ridge height will be 36 feet above the average grade plan. This is a sloped site and the average grade plane is approximately 9 feet below the finished floor elevation at the south end of the building. The required screening fencing will be constructed of wood pickets and will not exceed 6 feet in height other than for the 8 -foot screen at the dumpster. A canopy will be constructed over a portion of the Tyler Street drop-off lane. The canopy will extend to the front property line and will have a setback from the Tyler Street traffic lane of 7-8 feet. Dumpster pick-up will be limited to the site's normal business hours. Required radial dedication has been shown on all corners. Under the previous application, additional right-of-way dedication for the abutting streets was waived. Staff supports a similar waiver for this application, allowing the streets to maintain their existing character. The property is not covered by a valid bill of assurance. Staff is supportive of the residential C.U.P. with attention given to proper screening and landscaping, the proposed use should continue to be compatible with the neighborhood. Staff believes the applicant has done a good job of designing the project to be sensitive to the spirit of the Hillcrest Overlay District, although it is not apparent that the overlay regulations specifically apply to a development of this nature. .19 April 10,2008 ITEM NO.: 6 Cont. FILE NO.: Z -3895-C STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of a continued waiver of right-of-way dedication on abutting streets other than for the required radial dedication at the intersections. PLANNING COMMISSION ACTION: (APRIL 10, 2008) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to any conditions noted in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 5 WITTENBERG DELONV & DAVIDSON ARCHITECTS March 26, 2008 Mr. Dana Carney City of Little Rock Office of Planning & Development 723 W. Markham Street Little Rock, Arkansas 72201 Re: Subdivision Committee Comments March 20, 2008 Francis Allen School Revised Conditional Use Permit (Z -3895-C) Dear Mr. Carney, We respectfully submit our response to the Subdivision Committee Comments dated March 20, 2008. Please refer to our response in bold type. PlannYn Staff Comments' Provide building height from finished grade to top of ridge. THIS BUILDING WILL HAVE MULTIPLE ROOF SECTIONS TO BREAK UP THE BUILDING MASS. THE HIGHEST TOP OF RIDGE WILL BE 36' ABOVE THE AVERAGE GRADE PLANE. (PLEASE NOTE THAT THIS IS A SLOPED SITE AND THE AVERAGE GRADE PLANE IS APPROXIMATELY NINE FEET BELOW THE FINISHED FLOOR ELEVATION.) 2. Confirm there are no changes from the 2003 approval, including building materials and roof. THERE WILL BE NO CHANGES 3. Dumpster pick-up is to be limited to the site's normal business hours. NOTED 4. Site lighting must comply with Hillcrest Overlay District Standards (Available from Staff) THIS PROJECT WILL COMPLY 5. There is no Bill of Assurance issue. NOTED 400 W, CAPITOL AVENUE SUITE 1800 LITTLE ROCK AR 72207-4806 501/376-6681 5071376-0231 FAX 6. Plan design should comply with the spirit of the Hillcrest Overlay. THIS PROJECT WILL COMPLY Variance/Waivers: 1. Parking Variance NOTED. Public Works - 1. Right —of -way dedications were waived with approval of the previous application in 2003. NOTED 2. At time of building permit, improve corner curb radius to 25 feet radius at the intersections of Polk and H Streets; H and Tyler Streets; and Tyler and G Streets THIS PROJECT WILL COMPLY. 3. At time of development, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. THIS PROJECT WILL COMPLY. 4. At time of development, storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. REFER TO ATTACHED PLAN. 5. At time of development, the paved alley through the development should be repaved to a width of eighteen (18) feet. THIS PROJECT WILL COMPLY. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The width of the driveways must not exceed 36 feet. THIS PROJECT WILL COMPLY. Utilities and Fire Department/County Planning_ Wasterwater: Sewer available to this property. NOTED Energy: No comment received. NOTED Centerpoint Energy: No comment received. NOTED AT&T (SBC): No comment received. NOTED Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. NOTED Fire Department: Fire hydrant and fire sprinklers may be required. Contact Fire Marshalls office at 918-3710. NOTED County Planning: No Comments NOTED LATA: The site is not located on a CATA bus route NOTED Planning -Division: No Comments NOTED Landscape: Compliance with the City's Landscape and Buffer Ordinance is required. NOTED Other: Submit responses to staff issues and four (4) copies of revised site plan no later than Wednesday March 26, 2008. NOTED Required notices must be sent by March 26, 2008 and proof of notice returned to staff by April 4, 2008. NOTED If you have any questions, please contact us. Sincerely, Aaron Wenger, AIA, LEED AP Associate Encl. c: Brad Chilcote, Wittenberg, Delony and Davidson, Inc. WD&D File