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HomeMy WebLinkAboutZ-5454-D Staff AnalysisMay 14, 2020 ITEM NO.: 6 FILE NO.: Z -5454-D NAME: Little Rock School District — McClellan K-8 School — Conditional Use Permit LOCATION: 9417 Geyer Springs Road OWNER/APPLICANT: Little Rock School District PROPOSAL: A conditional use permit is requested to allow a kindergarten through 8th grade school development on the site of the existing J. L. McClellan High School campus, zoned R-2. SITE LOCATION: The site is located on the east side of Geyer Springs Road, south of Baseline Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The McClellan High School campus has been part of this neighborhood for 55 years. Single family, multifamily and office uses (zoned R-2 and 0-3) are located to the north along Southwick Drive. Multifamily residences (zoned R-5) are located to the south along Valley Drive. Single family residences (zoned R-2) are located to the east. Several church developments (zoned R-2, 0-3, C-1 and PCD) are located to the west, across Geyer Springs Road. In Staff's opinion, the proposed new school development will maintain existing compatibility with the neighborhood. Notice of public hearing was sent to all owners of property located within 200 feet of the site and the SWLR United for Progress, O.U.R. and Allendale Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: Two (2) driveways from Geyer Springs Road will serve as access to the new school building. A total of 214 new parking spaces will be provided with the school redevelopment. There is an existing asphalt parking lot at the football field which contains approximately 110 parking spaces. Stacking spaces and drop-off/pick-up spaces are located on all sides of the proposed school building. The proposed and existing parking will be sufficient to serve the school redevelopment and meet ordinance requirements. May 14, 2020 ITEM NO.: 5 Cont. FILE NO.: Z -5454-D 4. 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. 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 is 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, are provided within the Little Rock landscape ordinance, section 15-81. The site is approximately 750 feet in width. A minimum forty (45) foot buffer is required. The north buffer area is deficient. Screening requirements must be met adjacent to the north residential zoned property. 4. Screening requirements must be met for the vehicular use areas adjacent to street right-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space is to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces, the minimum area of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. 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 a minimum of 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. May 14, 2020 ITEM NO.: 6 Cont) FILE NO.: Z -5454-D 7. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 8. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 9. 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. 5. PUBLIC WORKS: Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. 2. Geyer Springs Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. Staff cannot determine the existing right-of-way width on the survey. 3. 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. 4. 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). 5. 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. 6. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 7. 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 and/or property owner. Detention should be provided for the additional impervious surface proposed beyond the existing condition. 8. 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. 9. A special Grading Permit for Flood Hazard Areas will be required per Sec. 8-283 prior to construction. 3 May 14, 2020 ITEM NO.: 6 (Cont.)_ _ FILE NO.: Z -5454-D 10. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide drainage and access easement is required adjacent to the floodway boundary. 11. The proposed alteration of the floodway will require flood map revisions. Obtain a conditional letter of map revision and no rise certification approval from Public Works and the Federal Emergency Management Agency prior to issuance of a grading permit and/or a building permit. An approved letter of map revision must be obtained prior to issuance of a certificate of occupancy. 12. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Authority: Private Sewer Available to this Site. FOG Analysis required if food prep on site. Entergy: No comments received. Center pint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Il May 14, 2020 ITEM NO.: 0 Cont. FILE NO.: Z -5454-D 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. Contact Central Arkansas Water regarding the size and location of the water meter. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. Fire Department: Full Plan review Maintain Access: 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. May 14, 2020 ITEM NO.: 6(Cont.)FILE NO.: Z -5454-D 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. 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 Buildings - 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 C� May 14, 2020 ITEM NO.: 6 Cont. FILE NO.: Z -5454-D 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 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. `i May 14, 2020 ITEM NO.: 6 Cont. FILE NO.: Z -5454-D Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central 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: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; criche littlerock. ov or Steve Crain at 501-371-4875; scram littlerock. ov 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments received. Planning Division: No comments. STAFF ANALYSIS: The John L. McClellan High School campus currently occupies the R-2 zoned site located at 9417 Geyer Springs Road. The Little Rock School District is requesting approval of a conditional use permit to allow the site to be redeveloped for a kindergarten through 8th grade school campus. The redevelopment will consist of one (1), three-story school building where the former high school building is currently located. Paved parking will be located on the east and west sides of the proposed building. Stacking spaces and drop-off/pick-up spaces will be located on all sides of the building. Two (2) driveways from Geyer Springs Road will serve as access to the school campus. The school redevelopment will be located north of the existing drainage way, which runs east/west through the property. The existing football field portion of the school campus will remain. The new school facility will include six (6) kindergarten classrooms, 71 elementary classrooms (grades 1-5) and 15 middle school classrooms (grades 6-8). There will be approximately 100 staff persons/employees at the school campus. Parking May 14, 2020 ITEM NO.: 6 (Cont.) FILE NO.: Z -5454-D (proposed and existing) will be provided on the site and will meet ordinance requirements based on the number of classrooms and employees. There will be one (1) ground -mounted sign placed on the property along the Geyer Springs Road frontage. The ground -mounted sign will be a monument -type sign with a height of five (5) feet and an area of approximately 40 square feet. There will be wall signage on the west building facade, facing Geyer Springs Road. The wall signage will have an area of 387 square feet. The proposed signs will conform with ordinance standards. The proposed new school building will have an overall height of 49 feet. This building height will conform with Section 36-156(a) (1)a. of the City's Zoning Ordinance. This section allows a maximum building height of 75 feet for public or semi-public buildings, hospitals or schools when increased building setbacks are provided, which is the case with the proposed school building. Increased setbacks are proposed along all property lines. The applicant is requesting one (1) variance with the proposed development. The applicant is requesting a variance from the buffer provisions of Section 36-522(b) (2) which requires a minimum land use buffer width of 45 feet along the north property line. There is a land use buffer width of 17 feet — 8 inches along the majority of the north property line. The buffer drops to approximately four (4) feet along the entry drive at the northwest corner of the property. The buffer width is over 45 feet at the northeast corner of the property. The existing school site has a land use buffer width of approximately 15 feet along the majority of the north property line. Staff is supportive of the requested conditional use permit to allow redevelopment of the existing McClellan High School campus to a new kindergarten through eighth grade school facility. Staff views the request as reasonable. The existing school campus has been part of this overall neighborhood area for over 50 years. The proposed development will be a quality redevelopment of the existing school campus. Staff believes the new school campus will continue to be compatible with the neighborhood and should have no adverse impact on the area. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit, including the variance for reduced land use buffer, subject to the following conditions: 1. Compliance with the conditions as found in paragraphs 4, 5 and 6 of the agenda staff report. 2. Any site lighting must be low-level shielded and directed away from adjacent properties. 9 May 14, 2020 ITEM NO.: 6 (Cont.) FILE NO.: Z-5454-❑ 3. Any dumpster area(s) located on the site must be screened as per ordinance standards, and serviced only during daylight hours. PLANNING COMMISSION ACTION: (MAY 14, 2020) Michael Poore and Chris East were present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Michael Poore addressed the Commission in support of the application. He explained the plan for the proposed new school and noted that the plan had existed for some time. He noted that public meetings were held, which included the new McClellan school plan. Troy Laha addressed the Commission in opposition. He explained that sex offenders resided at a nearby property. He requested that the application be deferred so that the applicant could meet with neighborhood groups. He made comments related to the number of classrooms, proposed site plan, street information and finish floor elevations. Mr. Poore noted that he was concerned with the safety of all students and that students will have a safe environment at the proposed school. He further explained that in 2016 and 2017 public meetings were held which included the new McClellan school. Chris East also spoke in favor of the school redevelopment. He noted the number of classrooms as follows: six (6) kindergarten, 34 grades 1 — 5 and 44 grades 6 — 8. Mr. East also briefly described the school project. Commissioner Betton asked about the flood elevation of the property. Mr. East noted that the floor elevation of the new school building will be raised further out of the flood plain. There was a motion to approve the application as recommended by staff, including all staff comments and conditions. The motion was seconded. The vote was 10 ayes, 0 nays and 1 absent. The application was approved. 10