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HomeMy WebLinkAboutZ-5700-B Staff AnalysisJuly 10, 2008 ITEM NO.: 8 FILE NO.: Z -5700-B NAME: Baker Elementary School — Revised Conditional Use Permit LOCATION: 15001 Kanis Road OWNER/APPLICANT: Pulaski County Special School District/ Crafton, Tull, Sparks PROPOSAL: A revision to the previously approved conditional use permit is requested to allow for construction of a new driveway for student drop-off/pick-up. The property is zoned R-2. SITE LOCATION: The property is located at the northwest corner of Kanis Road and Baker Lane, 3/ mile south of Chenal Parkway. The property is outside of the city limits, within the City's extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school has been located at this site for many years. Recent growth has caused increased traffic issues associated with parents dropping off and picking up students. Construction of the new drop-off lane and rerouting traffic onto Baker Lane will help to alleviate much of the stacking currently occurring on Kanis Road. A new single-family neighborhood is developing to the north of the school. The new driveway must be properly screened to mitigate any impact on those lanes. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Parkway Place Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The site is currently accessed via a single driveway off of Kanis Road. The driveway provides access to the parking lot and bus drop-off/pick-up lane. The single driveway is also used by parents dropping -off or picking -up children. There is insufficient stacking space for the many vehicles, leading to vehicles stacking on Kanis Road and Pride Valley. The proposed new driveway will take access off of Baker Lane, providing much more stacking space and relieving some of the traffic issues on Kanis Road. July 10, 2008 ITEM NO.: 8 (Cont.) FILE NO.: Z -5700-B 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements, unless a variance is approved. The zoning buffer ordinance requires a nineteen foot (19') wide land use buffer along the northern perimeter of the site, next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. Currently, it appears the newly proposed driveway encroaches into this area. 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 areas located next to residentially zoned properties. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. The Landscape Ordinance requires a nine (9) foot wide landscape perimeter along the northern perimeter of the site. Landscaping to screen the new driveway/parking area will be required. 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 and must obtain the seal of 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. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way forty-five (45) feet from centerline will be required. Ordinance 16,502, which has expired, was approved by the Board of Directors on October 5, 1993, which deferred street improvements to Kanis Road to the Master Street Plan standards for five (5) years. 2. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Kanis Road and Baker Lane. 2 July 10, 2008 ITEM NO.: 8 Cont. FILE NO.: Z -5700-B 3. Due to the proposed use of the property, the Master Street Plan specifies that Baker Lane for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. Ordinance 16,502, which has expired, was approved by the Board of Directors on October 5, 1993, which deferred street improvements to Baker Lane to the Master Street Plan standards for five (5) years. 4. Baker Lane should connect into Kanis Road at a 90 -degree angle to create a T intersection. 5. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with planned development. The new back of curb will be twenty-nine and one-half (29.5) feet from centerline with the sidewalk at the property line. Ordinance 16,502, which has expired, was approved by the Board of Directors on October 5, 1993, which deferred street improvements to Kanis Road to the Master Street Plan standards for five (5) years. 6. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Baker Lane including 5 -foot sidewalks with planned development. The new back of curb will be placed eighteen (18) feet from centerline and the sidewalk at the property line. Ordinance 16,502, which has expired, was approved by the Board of Directors on October 5, 1993, which deferred street improvements to Baker Lane to the Master Street Plan standards for five (5) years. 7. 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). 6. UTILITY, EIRE DEPT. AND CATA COMMENTS: Wastewater: Property is outside of current service boundary. No comment. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: No objection to new driveway and vehicle stacking. 3 July 10, 2008 ITEM NO.: 8 (Cont. Fire Department: Approved as submitted. County Planning: No comments received. CATA: The site is not located on a CATA bus route. FILE NO.: Z -5700-B SUBDIVISION COMMITTEE COMMENT: (JUNE 12, 2008) Jerry Kelso of Crafton Tull Sparks was present representing the application. Staff presented the item and requested the applicant locate and describe any new site lighting as well as existing and proposed fencing on the site. The applicant was asked to provide a traffic control plan indicating vehicle movements on the site. In response to a question from staff, the applicant stated an existing mobile classroom and trailer located in the route of the new driveway would be removed from the site. Landscape and Public Works Comments were noted. Staff pointed out the importance of properly screening the driveway from the new residences located adjacent to the north. Public Works Comments were discussed at length. It was noted that a previously approved deferral of required street improvements had expired. Required improvements to Baker Lane and Kanis Road, including the realignment of the intersection, were discussed. The applicant stated he would meet with his client and would respond to staff. He stated some combination of constructing the improvements and another deferral may be requested. The applicant was instructed to respond to staff issues by Wednesday, June 18, 2008. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Baker Elementary School is located on the R-2 zoned, 11± acre tract at 15001 Kanis Road. The property is located adjacent to the city limits, within the City's zoning jurisdiction. The school is part of the Pulaski County Special School District. The District is requesting approval of a conditional use permit to allow for construction of a new drop-off driveway. The driveway is to take access off of Baker Lane, wrap around the rear of the school and tie into the parking lot located on the north side of the property. The proposed driveway will be two lanes wide, allowing for double -stacking of vehicles. Drop-off and pick-up will occur in the parking area north of the school. 51 July 10, 2008 ITEM NO.: 8 (Cont. FILE NO.: Z -5700-B Traffic will then funnel into a single lane for exit onto Kanis Road. Buses will access the site from Kanis, circle through the existing bus lane in front of the school and then also exit onto Kanis Road. Gates will control access onto the driveway off of Baker Lane. The existing chain link fence behind the school will be pushed to the west to enclose the new driveway. An existing mobile classroom building and storage trailer will be removed from the site to make room for the driveway. No new site lighting will be placed on the site. All required right-of-way for the abutting streets will be dedicated. The District is proposing to construct half -street improvements to Baker Lane. The revised plan shows the realignment of Baker Lane at its intersection with Kanis Road to create a proper "T" intersection. The District is asking to defer required improvements to Kanis Road, including construction of the Baker/Kanis intersection, for five (5) years for the following reasons: a. With this conditional use, it is the intent to provide some relief of the traffic congestion off of Kanis Road and to make every effort to get these improvements completed before school starts. This cannot be done if Kanis Road improvements are being done at the same time. The public will need some time to get familiar with the new route and construction of Kanis Road will complicate it. b. Baker Elementary School will also be looking at a building expansion in the near future that would be more cost effective to complete the Kanis Road Improvements at that time. c. The relocation of a large power line needs to be done at the same time additional widening to the north (next to Kanis Creek subdivision) takes place. This widening will need to be a joint effort with the School District and Little Rock Public Works. Staff is not supportive of the deferral request. In 1993, a conditional use permit was approved allowing for the construction of additions onto the school building. At that time, the Board approved Ordinance No. 16,502 which granted a deferral of required improvements to Kanis Road and Baker Lane for five (5) years. Those improvements have not yet been constructed. The traffic situation associated with the school has continued to worsen. While the proposed new drop-off lane will greatly improve the situation by allowing much more stacking, using Baker Lane and the new driveway, Kanis remains a narrow, unimproved roadway. Without improving the intersection, turning movements onto Baker Lane from north to west will be difficult. The Zoning Ordinance requires a land use buffer width of 19 feet along the north perimeter of the site where the new driveway is proposed. The applicants are proposing a buffer width of 10 feet at the point the new driveway turns to the 61 July 10, 2008 ITEM NO.: 8 (Cont. FILE NO.: Z -5700-B east. A 6 -foot tall wood privacy fence is proposed to be constructed along the north property line. Staff is supportive of the reduction in buffer width if evergreen plantings are placed in the buffer to further reduce noise and light spillage from use of the driveway. In general staff is supportive of the proposal. Relocating the stacking off of Kanis Road will greatly improve a difficult traffic problem on Kanis Road. With over 900 feet of Baker Lane and 600± feet of double stacking on the new driveway, much of the stacking on Kanis will be eliminated. Other than the Kanis Road deferral, staff is not aware of any outstanding issues. There is no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit 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. 2. Additional evergreen plantings must be placed in the northern buffer. Staff recommends approval of a variance to allow the reduced buffer. Staff does not support the requested deferral of required improvements to Kanis Road and the Kanis/Baker intersection. PLANNING COMMISSION ACTION: (JULY 10, 2008) The applicant was present. Three registered objectors were present and one e-mail of opposition had been received by staff and forwarded to the Commission. Staff presented the item and a recommendation of approval as noted on the "staff recommendation' above. Staff presented an updated recommendation on the street improvement request for Kanis Road as follows: `Public Works supports a new deferral of one half street improvements on Kanis Road per the Master Street Plan standard for the entire frontage of the Baker Elementary School property and improvements to the intersection of Kanis Road and Baker Lane. The applicant is fulfilling part of the previously approved deferral by constructing one half street improvements to Baker Lane to the Master Street Plan standards. One half street improvements will be deferred on Kanis Road and the intersection of Kanis Road and Baker Lane for 5 years, until future development of the site or until adjacent development, whichever occurs first" L July 10, 2008 ITEM NO.: 8 (Cont. The applicant, Jerry Kelso, addressed the Commission and stated this proposal would greatly help the problem of traffic stacking on Kanis Road, particularly at the time of after-school pick-up. John Bishop who has an office at 14703 Kanis Road addressed the Commission. He stated he did not want to be an impediment to the school but he had concerns about flooding in the area. He stated he wanted assurance that this project would not make matters worse. He presented photographs showing flooding in the area and in his building. Pat Gill, of 14717 Baker Lane, addressed the Commission and also voiced concerns about water runoff and flooding. She expressed concerns about cars parking on Baker Lane. Jerry Kelso responded that improvements to the site would improve drainage, including installation of underground stormwater pipes. He stated the new driveway would provide additional parking on the site during special events. In response to a question from Commissioner Adcock, Mike Hood of Public Works stated the County was aware of the drainage problems in the area. He noted the area was located outside of the City. In response to a question from Commissioner Nunnley, Mr. Hood and the applicant described the improvements to Baker Lane as being a full lane width in new pavement. It was noted that the street widening would provide stacking space, if needed, that would allow the current Baked Lane to remain unblocked. In response to a request from Commissioner Nunnley, Mr. Kelso stated the school would commit to having someone monitor traffic on Baker Lane to assure that no double -stacking of vehicles takes place on the street. Ms. Gill again expressed concerns about water runoff in the area. Mr. Kelso reiterated that the street improvements would include new stormwater pipes that would tie into the existing stormwater system. Vice -Chair Yates stated he trusted Public Works to assure that the drainage system is properly designed and installed. In response to a question from Commissioner Laha, Mr. Hood explained Public Works support for the deferral of street improvements to Kanis Road and the intersection. 7 July 10, 2008 ITEM NO.: 8 (Cont. FILE NO.: Z -5700-B A motion was made to approve the deferral request. The motion was approved by a vote of 8 ayes, 0 noes and 3 absent. A motion was made to approve the application subject to all staff conditions and recommendations. The application was approved by a vote of 8 ayes, 0 noes and 3 absent. 8 SUBDIVISION COMMITTEE COMMENTS JUNE 12, 2008 ITEM NO.: 8. BAKER ELEMENTARY SCHOOL REVISED CONDITIONAL USE PERMIT Z -5700-B Planning Staff Comments: 1. Locate and describe any proposed new site lighting. 2. Locate and describe existing and proposed fencing on north perimeter and west of school and driveway. 3. Describe traffic control measures to avoid conflicts on site at Kanis and to provide safe drop-off/pick-up area on site; locate on-site bus route. 4. What is to become of existing mobile classroom and trailer located in route of new driveway? Variance/Waivers: Reduced land use buffer on north perimeter. Public Works: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way forty- five (45) feet from centerline will be required. Ordinance 16,502, which has expired, was approved by the Board of Directors on October 5, 1993 which deferred street improvements to Kanis Road to the Master Street Plan standards for five (5) years. 2. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Kanis Road and Baker Lane. 3. Due to the proposed use of the property, the Master Street Plan specifies that Baker Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to thirty (30) feet from centerline. Ordinance 16,502, which has expired, was approved by the Board of Directors on October 5, 1993 which deferred street improvements to Baker Lane to the Master Street Plan standards for five (5) years. 4. Baker Lane should connect into Kanis Road at a 90 -degree angle to create a T intersection. 5. With site development, provide design of street conforming to the Master Street Pian. Construct one-half street improvement to Danis Road including 5 -foot sidewalks with planned development. The new back of curb will be twenty-nine and one-half (29.5) feet from centerline with the sidewalk at the property line. Ordinance 16,502, which has expired, was approved by the Board of Directors on October 5, 1993 which deferred street improvements to Kanis Road to the Master Street Plan standards for five (5) years. 6. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Baker Lane including 5 -foot sidewalks with planned development. The new back of curb will be placed eighteen (18) feet from centerline and the sidewalk at the property line. Ordinance 16,502, which has expired, was approved by the Board of Directors on October 5, 1993 which deferred street improvements to Baker Lane to the Master Street Plan standards for five (5) years. 7. 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). Utilities and Fire Department/County Planning: Wastewater: Property is outside of current service boundary. No comment. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. ITEM NO.: 8. CONT 2-5700-g Water: No objection to new driveway and vehicle stacking. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Lands_cape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The zoning buffer ordinance requires a nineteen foot (19') wide land use buffer along the northern perimeter of the site, next to the residentially zoned property. Seventy percent (70%) of this area is to remain undisturbed. Currently, it appears the newly proposed driveway encroaches into this area. 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 areas located next to residentially zoned properties. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. The Landscape Ordinance requires a nine (9) foot wide landscape perimeter along the northern perimeter of the site. The plan submitted was shown NTS (Not to Scale) therefore, it is unclear if this minimal amount is being met. If not, a variance from this minimal amount will be required from the City Beautiful Commission prior to the issuance of a building permit. Landscaping to screen the new driveway/parking area will be required. 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 and must obtain the seal of 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. Other: Submit responses to staff comments and four (4) copies of revised site plan no later than Wednesday June 18, 2008. Required notices must be sent by June 25, 2008 and proof of notice returned to staff by July 3, 2008.