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HomeMy WebLinkAboutZ-4849-B Staff AnalysisTERRY BURRUSS, ARCHITECT 1202 S. MAIN, SUITE 230 LITTLE ROCK, AR 72202 501376-3676 FAX 376-3766 design, planning and interiors June 21, 2006 Mr. Dana Carney Zoning and Subdivision Manager Department of Planning & Development City of Little Rock 723 W. Markham Little Rock, AR 72201 RE: Professional Educators 8707 Stanton Road Little Rock, Arkansas 72209 A/E # 0618 City File #Z -4849-A Dear Mr. Camey: Following is our response to the Subdivision Committee Comments dated June 15, 2006: Plannina Staff Comm 1. Proposed new building will have an exterior of brick and metal siding with a metal roof. The minimum roof pitch will be 2/12 with a maximum building height of 24 feet. The new building will be similar in design to the existing facility. 2. Set -back dimensions of new building are shown on revised drawings. S. Existing signage is noted on drawings. No new signage is planned. 4. The school will be open Monday through Friday, 6:30 am - 6:00 pm, year round. 5. The existing facility has 107 students (ages 18 months through 4 years) with a staff of 25. The new building will provide space for 7 classrooms (90 children ages 4 through 10 years old/4th grade) with 13 additional staff. 6. Total staff will be 38. 7. All site lighting will be shielded downward and into the site. Existing site lighting is shown on revised site plan. 8. The existing screened dumpster is shown on site plan. 9. Existing fencing is shown on site plan. No new fencing is anticipated unless utilized as a screening requirement. 10. It is envisioned that the gated egress onto Buckingham would be open only during high traffic hours, thus reducing the traffic load on Stanton. The hours the gate would likely be open are from 7 - 9 am and from 4 - 6 pm. 11. Information is shown on site plan drawing. With a total staff of 38 and student capacity of 200, 58 parking spaces will be required. This total is provided on the revised site plan. 12. Information is noted on drawings. 13. North arrow has been corrected. Public Works: 1. Concur. Owner and City of LR will confirm required dedication of R.O.W. 2. Concur. One of the existing curb cuts will be deleted as part of Phase II construction. Utilities and Fire De artment/Coun Plannln : Wastewater: Concur. Water: Concur. Fire Department: Concur. CATA: Concur. Landscape: Concur. Attached please find four (4) copies of revised site plan. We appreciate your consideration on this request. If there are any questions or additional information is needed, please call. Yours very truly, 0Terry G Burruss, AIA y July 6, 2006 ITEM NO.: 9 FILE NO.: Z -4849-B NAME: Sipes Ministries Day Care and Private School — Revised Conditional Use Permit LOCATION: 8619-8705-8707 Stanton Road OWNERIAPPLICANT: Edman Sipes/Terry Burress PROPOSAL: A revision to the approved Conditional Use Permit is requested to allow for expansion of this existing day care/private school. The property is zoned R-2. 1. SITE LOCATION: The site is located on the east side of Stanton Road, 500± feet north of Baseline Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school has been in operation at this location for 20± years, The proposal is to replace older buildings now being used with new buildings and to construct an additional building and parking. The site is located in an area of mixed zoning and uses and the proposed redevelopment of this existing use should 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 SLWR United for Progress, Upper Baseline and Windamere Neighborhood Associations were notified of this request. The Upper Baseline Neighborhood' Association voted to support the proposal. 3. ON SITE DRIVES AND PARKING: The site currently has several driveways off of Stanton Road which are used for access to the parking lot and drop-off areas. At least one of these driveways will be closed with the next building permit. At the end of Phase III, the site will have a need for approximately 72 parking spaces. The applicant has proposed 75 spaces plus areas for stacking of vehicles for drop-off and pickup of children. The applicant is also proposing a driveway through the site to provide access to Buckingham Place which would be used in the mornings and late afternoons. July 6, 2006 ITEM NO.: 9 Cont. FILE NO.: Z -4849-B 4. SCREENING AND BUFFERS: Completion of phase one work, issued 06-16-2004. The temporary certificate of occupancy has expired as well as the bond posted for incomplete items. Contact Christy Marvel at 371-4864 for details. Interior islands must be seven and one half foot wide (7'-6") to qualify towards the City's minimal landscape ordinance requirements. Eight percent of the paved surface areas should be allocated for green space within the parking lot. Curb and gutter or another approved border must be installed to separate vehicular traffic from the landscaped areas. A thirty-two foot (32') wide land use buffer is required to separate this proposed development from the residential property on the northern perimeter of the site. Seventy percent (70%) of this buffer is to remain undisturbed. An average thirty-eight foot (38') wide street buffer is required along the eastern perimeter of the site. In no case shall this area be less than nineteen foot (19') wide. Seventy percent (70%) of this buffer is to remain undisturbed. 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 along the northern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year - around requirement. 5. PUBLIC WORKS COMMENTS: Stanton 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. 2. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. On a collector standard street, driveways cannot be located within 250 feet of another driveway. With future building permit issuance, at least one of the driveways must be eliminated to meet code. 2 July 6, 2006 ITEM NO.: 9 Cont. FILE NO.: Z -4849-B 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No comments received. CenterPoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Install fire hydrants per Code. County Planning: No Comments. CATA: The site is located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (JUNE 15, 2006) Terry Burruss, Architect, was present representing the application. Staff presented the item and a lengthy list of additional information that was needed to complete the review. The applicant was advised to respond to staff issues by June 21, 2006. Staff noted that landscape issues remained from the 2004 Phase I construction. The applicant stated he would resolve the issue. Additional landscape and Public Works Comments were presented and discussed. Staff voiced concern about a proposed driveway to provide access to Buckingham Place at the rear of the site. Staff suggested removing the driveway to avoid impacting the residences along Buckingham. After advising the applicant to respond to staff issues, the Committee forwarded the item to the full Commission. 3 July 6, 2006 ITEM NO.: 9 (Cont. STAFF ANALYSIS: FILE NO.: Z -4849-B Sipes Ministries Day Care and Private School is located on the R-2 zoned property at 8614-8705-8707 Stanton Road. The school occupies several buildings on the property. This campus serves children ages 18 months — 4 years. A second campus, located a block north of this site, accommodates children ages 4 through 10 (4th grade). On June 24, 2003, the Commission approved a conditional use permit to allow the phased expansion of this campus which would ultimately result in the removal of the existing, older building and construction of three new buildings and new parking. One new building and a new 33 space parking lot have been constructed. The applicant is requesting a revision to the C.U.P. to allow for relocation of one of the previously approved buildings and the construction of additional parking on the site. Under this revised plan, the existing building and parking is referred to as Phase I. Phase II is proposed to be the construction of a 10,875 square foot building containing 7 classrooms and an auditorium as well as 23 new parking spaces and additional driveway/dropoff area. The Phase II building is proposed to be on the northern portion of the site, in the area behind the existing buildings. This building is to accommodate the children currently at the facility one block to the north. The applicant desires to consolidate operations on one campus. Phase III includes an 8,500 square foot classroom building and an additional 19 space parking lot. This building is to be located near the front of the campus and will result in the removal of the last of the older buildings. The proposed new buildings will have an exterior of brick and metal siding with a metal roof. The minimum roof pitch will be 2/12 with a maximum building height of 24 feet. The property has two ground -mounted signs located at either end of the property fronting onto Stanton Road. No changes are proposed in signage. The existing school now has 107 students with a staff of 25. The Phase II building will provide space for 7 classrooms (90 students) with 13 additional staff. The Phase III building will accommodate an additional 60-70 students and 10t employees. The school/daycare is open Monday through Friday, 6:30 a.m. — 6:00 p.m. All site lighting will be shielded downward and into the site. The site is enclosed by a variety of chainlink and wire fencing ranging in height from 4 feet to 6 feet. No new fencing is anticipated unless utilized as a screening requirement. Staff is supportive of the requested C.U.P. The applicant submitted responses to issues raised at Subdivision Committee and reflected in the analysis above. Screening and buffers will be provided on the north and east as required. There is no bill of assurance issue. Staff believes the use is compatible with uses in the area. 112 July 6, 2006 ITEM NO.: 9 (Cont. FILE NO.: Z -4849-B There is only one outstanding issue which prohibits staff from recommending full approval of the item. The applicant has proposed to construct a driveway to connect to Buckingham Place to the east of the campus. This gated driveway is proposed to be open during high traffic hours, reducing traffic on Stanton Road. The hours the gate will be open are likely to be from 7:00 a.m. — 9:00 a.m. and 4:00 p.m. to 6:00 p.m. Staff cannot support opening a driveway onto what has been a dead-end residential street. Allowing traffic from Doyle Springs Road to access the Campus through this small single family neighborhood would have a negative impact on those residents. All access should continue to be from Stanton Road. Otherwise, to staff's knowledge, there are no other issues. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the comments and conditions noted in Sections 4, 5 and 6 of the agenda staff report. Staff recommends denial of the proposed driveway onto Buckingham Place, on the east of the campus. PLANNING COMMISSION ACTION: (JULY 6, 2006) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant had dropped the request to have the driveway onto Buckingham Place. Staff recommended approval of the item, as amended, subject to compliance with the conditions 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 by a vote of 9 ayes, 0 noes and 2 absent.