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HomeMy WebLinkAboutZ-6079-H Staff AnalysisMarch 27, 2008 f 9affi k,16ME NAME: Little Rock Christian Academy Long -form POD LOCATION: Located at 19010 Highway 10 DEVELOPER: Little Rock Christian Academy 19010 Cantrell Road — P.O. Box 17450 Little Rock, AR 72223 ENGINEER: Central Arkansas Engineering 11708 Kanis Road Little Rock, AR 72211 ARrHITFC,T- Lewis Architects Engineers 11225 Huron Suite 104 Little Rock, AR 72211 AREA: 52.07 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 FILE NO.: Z -6079-H FT. NEW STREET: 0 LF R-2, Single-family with a CUP for a school Private elementary, middle and high school PROPOSED USE: Master Plan for a private elementary, middle and high school VARIAN CESM/AIVERS REQUESTED: 1. A deferral of the Master Street Plan requirements for the construction of improvements to Highway 10 for five years or until adjacent development occurs. 2. A deferral of the required sidewalk or bike trail along the Divide Parkway for a period of five years or until adjacent development occurs. 3. A variance from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I. March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-H BACKGROUND: On December 12, 1995, the Planning Commission approved the first conditional use permit to allow the school, then known as Walnut Valley Christian Academy, to build a new campus on a 20 -acre site. The school was originally approved to have an enrollment of 1,040 students with a staff of 100. On June 26, 1997, the Commission approved a revision to the conditional use permit allowing for expansion of the school onto an adjacent 10 -acre tract. Enrollment stayed at 1,040 and employee numbers increased to 110. On September 3, 1998, the Commission approved a second revision to the conditional use permit allowing for a change in the phasing plan and an increase in enrollment to 1,100 students. Employee numbers stayed at 110. On May 11, 2000, the Commission approved a third revision to the conditional use permit allowing for the introduction of a new phase. The site stayed at 30± acres and enrollment and employee numbers stayed at 1,100 and 110 respectively. On January 9, 2003, the Commission approved a fourth revision to the conditional use permit allowing for expansion onto an adjacent 20 -acre tract; resulting in a total of 50± acres. The revision allowed for expansion of the school and an increase in student enrollment and employee numbers to 1,700 and 170 respectively. The plan included the introduction of several new buildings, a track and practice field, a baseball field and additional parking. Some of the previously approved buildings were relocated under the new plan. The Commission reviewed and approved a fifth revision to the school's site plan at their February 3, 2005, public hearing. The school proposed a revision to the C.U.P. allowing for a slight increase in student population and building square footage. The phases for future construction were revised to accommodate the school's current and projected needs. The student and faculty/staff numbers were proposed as 2,058 and 220 respectively. The total building square footage was proposed to increase from 264,924 square feet to 309,424 square feet. The baseball field was eliminated from the plan and the practice field and track were relocated from the front of the site to the rear. There was some slight modification of the driveways and parking. A 5.19± acre parcel at the southwest corner was removed from the plan. There were no specific plans for that parcel, although it was anticipated that some sort of office rezoning request would be proposed at a later date. The new driveway was shown as entering the school campus from the west. The driveway would tie into a new collector street which was to be built west of the campus. The new street and school access would be constructed to coincide with Phase I of the campus plan. This new street 2 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -6079 - would be signalized at its intersection with Cantrell Road. City staff, the adjacent land owner and the school all agreed to the new plan. Due to the change in the driveway alignment, a total of 680 parking spaces would be provided on site. Below is a summary of the joint access basic design elements agreed to by the parties. 1. LRCA-Pfeifer shared access to a new traffic signal controlled intersection on Highway 10 at the location Pfeifer proposed for the collector street (Northwest Territory Parkway). This would be without affecting the location of the existing Wal-Mart truck drive on the south side of Hwy. 10. The traffic signal operation would utilize what is termed as "split -phasing", with the north and south legs operating as distinct separate signal phases. This would permit dual left -turning movements southbound to eastbound onto Hwy. 10. This would also allow left turns from the Wal-Mart truck drive to be served by the traffic signal, but green time would only be called for northbound to westbound left turn vehicle demand (northbound right turns would be in available gaps with right -turn -on -red). 2. LRCA Drive would be constructed to a 4 -lane width and intersect Northwest Territory Parkway approximately 500 feet north of Hwy. 10. As necessary, LRCA would employ off-duty police officers to direct traffic at the intersection of Northwest Territory Parkway and LRCA Drive. 3. Future east -west commercial drive access to Northwest Territory Parkway would be permitted at approximately 250 feet north of Hwy. 10 (subject to working out the Entergy ownership issue) to serve the out parcels on the south edge of the LRCA site. 4. Northwest Territory Parkway would be constructed to a 4 -lane width north from Hwy. 10 to some distance past the proposed Northwest Territory Court intersection to the west. This would allow separate (side-by-side, opposite - direction) left turn lanes to Northwest Territory Court and to LRCA Drive so no center left turn lane use conflicted in the offset area between the two intersections. Alternately, Northwest Territory Court could be re -aligned to intersect Northwest Territory Parkway further north and thereby provide sufficient distance between the offset intersections to allow bi-directional left -turn lane usage. 5. No changes would be made to the existing LRCA Boulevard intersection with Hwy. 10. LRCA would effect all left in and left out movements at the signal controlled intersection (Northwest Territory Parkway intersection with Hwy. 10), not at LRCA Boulevard and Hwy. 10 during AM arrival and PM dismissal peak school periods. LRCA Boulevard and Hwy. 10 would not be controlled by off-duty police officers. 6. The only access to Hwy. 10 between Northwest Territory Parkway and LRCA Boulevard would be a single right -in -right -out access drive to the out parcels. All issues related to Hwy. 10 access were subject to concurrence by Arkansas State Highway and Transportation Department. The Northwest Territory Parkway (the Divide 3 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont.)FILE NO.: Z -0079-H Parkway) has been constructed but has not been accepted by the City as a Public Right of Way. An annexation request for a 19 acre tract was approved by the Little Rock Board of Directors at their May 17, 2005, Public Hearing. On September 1, 2005, a request to rezone 5.19 acres of this site from R-2, Single- family to PCD and allow the creation of a three lot plat was denied by the Little Rock Planning Commission. The rezoning request included four acres located adjacent to Cantrell Road for proposed development with the remainder of the site remaining zoned R-2, Single-family and held as a tract. Little Rock Christian Academy would retain ownership of the 1.19 acre tract, which was adjacent to the driveway entrance from Cantrell Road. The previously approved CUP did not include the area adjacent to the entrance driveway and the applicant indicated at the time of development Little Rock Christian Academy would revise their CUP to allow for development of the 1.19 -acre tract. The remainder of the site would be developed with two lots each containing two acres. The lots would share a driveway access from Cantrell Road and a drive was proposed from the northern property line to a proposed roadway located to the west (Northwest Territory Parkway). The applicant also indicated there would be no access to the lots from the Little Rock Christian Academy campus. The development was proposed containing C-3, General Commercial District uses. A. PROPOSAL/REQUEST: The applicant is now proposing a rezoning of the site from R-2, Single-family with a CUP to POD. Little Rock Christian Academy has acquired a 3.6 -acre tract of land bordering its property on the west. The academy also owns a 5 -acre tract contiguous to the original 43.8 acres to the southwest fronting Cantrell Road and west of the entrance drive. The current CUP (1997, revised 2005) does not include these two smaller parcels. The school wishes to establish a master plan for its entire property inclusive of all 52.07 acres of land in its possession and as such is applying for a Planned Office District. The POD incorporates the same use and student population as the current CUP only with a slightly larger area of land. There has been a slight modification of placement of buildings and athletic fields on the site with the baseball fields proposed within the newly added site area located adjacent to Cantrell Road. The school intends to gradually develop its campus to provide facilities for up to 2,058 students, K4 through High School. Improvements include additional buildings to house classrooms, athletic and artistic venues along with supporting infrastructure, drives and parking. Vehicular traffic reconfiguration on campus is proposed to facilitate vehicular circulation and alleviate traffic stacking on public roadways. S March 27, 2008 SUBDIVISION ITEM NO.: 14 {Cont. FILE NO.: Z -6079-H The purposes of the POD application is a portion of the structures, the visitor bleachers, will lie within the 100 -foot building setback as established by the Highway 10 Design Overlay District. The applicant is seeking a five year deferral of the required street construction to Cantrell Road and the placement of the bicycle path along the Divide Parkway. The applicant is also seeking a variance from the Land Alteration Ordinance to allow advanced grading of the site. B. EXISTING CONDITIONS: C. The site is located in an area of mixed uses and zoning located along Cantrell Road. The properties to the east contain a variety of uses including residential, commercial and office. Undeveloped tracts are located directly to the west and north. The Cantrell Road and Chenal Parkway intersection is dust west of the site. This intersection includes a mixture of uses, including a Big Box retail store, convenience store and mini -warehouse development. A church and a scattering of single-family homes are located to the south. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Coalition of West Little Rock Neighborhoods, Aberdeen Court Property Owners Association, all property owners located within 200 feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a traffic access and circulation plan showing morning and afternoon traffic movements. Contact Bill Henry, Traffic Engineering, at 379-1816 with any questions or for additional information. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5 -foot sidewalks with the planned development. At time of development, curb, gutter, and sidewalk should be installed along Cantrell Road. 3. Sidewalk or bike trail in accordance with previously approved plans with appropriate handicap ramps are required to be installed along the frontage of the applicant's property adjacent to the Divide Parkway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5 March 27, 2008 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z -6079-H 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance must be requested for grading beyond the Phase 1 of development if construction is not imminent on future phases. 6. Storm water detention ordinance applies to this property. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. 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). 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the northern most driveway on The Divide Parkway complies with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Enter : No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional on site fire protection and 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. L March 27, 2008 SUBDIVISION ITEM NO. 14 (Cont. FILE NO.: Z -6079-H Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISS UESITECHN I CAL/DESIGN: PlanningDivision: This request is located in the Pinnacle Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for Planned Office Development to provide the overall master plan for the school including future building construction and ball field construction and to incorporate additional land area into the previously approved site plans. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. The road to the west of this property is a private road and will be used for access to the site. Bicycle Plan: A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (6) shoulder or six foot (6') marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not a neighborhood action plan for this area. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum requirement. FI March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -6079-H 3. The zoning buffer ordinance requires a fifty foot (50') land use buffer along the northern perimeter of the site next to the residentially zoned properties. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is not being met. 4. The zoning buffer ordinance requires a fifty foot (50') land use buffer along the eastern perimeter of the site next to the residentially zoned properties. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is not being met. 5. The Highway 10 Overlay requires a forty foot (40') wide landscape strip along scenic Highway 10. The addition of the bleaches on the far easterly side appears to be encroaching into this minimal forty foot landscape area. 6. If the bleachers are allowed then the landscaping should sufficiently screen this area to meet the intent of the Highway 10 overlay. 7. The Highway 10 requires a twenty-five foot (25') landscaped area along the side and rear property lines. This area is to remain undisturbed since it is next to residentially zoned properties. 8. The property to the north and the east is zoned residential, therefore, 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 both the northern and eastern perimeters of the site. 9. An automatic irrigation system to water landscaped areas will be required. 10. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 11. 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. G. SUBDIVISION COMMITTEE COMMENT- (March 6, 2008) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a number of issues related to the site plan in need of addressing prior to the Commission acting on the request. Staff stated the site plan did not include pedestrian connectivity and access that allowed flow through the site. Staff also stated the site plan indicated an encroachment into the 100 -foot building setback as established by the Highway 10 Design Overlay District. Mr. George Thompson stated the request was being filed as a POD to allow the encroachment of the visitor bleachers into the 100 foot setback. 14 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-H There was a general discussion concerning access and circulation to the site. Staff and the committee members noted presently parents waiting to pick up students stacked onto Cantrell Road creating an unsafe situation. Mr. Thompson stated the school had hired Peters and Associates to prepare a Traffic Study for the site which did look at ways to address the stacking problem. Mr. Thompson stated the school was willing to work with staff on suggestions to eliminate this dangerous problem of stacking onto the State Highway. Public Works comments were addressed. Staff stated sidewalks would be required along Cantrell Road. Mr. Thompson questioned if the sidewalk construction could be deferred to a later phase. Staff stated they were willing to consider a request for a deferral and the applicant should propose a deferral plan. The Committee members questioned the phasing plan. Mr. Thompson stated the school construction was driven by donations. He stated if and when someone was willing to write a check was when construction would actually occur. Landscaping comments were addressed. Staff stated the eastern perimeter did not allow an adequate land use buffer. Mr. Thompson stated the buffer was indicated as was approved on the 1995 and 2007 CUP site plans. Staff stated if a site plan was presently approved with the buffer as indicated then additional buffering was not required. Staff stated screening would be required. Staff noted existing vegetation that provided year around screening was acceptable screening materials. Staff noted the comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the March 6, 2008, Subdivision Committee meeting. The revised site plan indicates pedestrian connectivity through the site, indicates phasing plans to eliminate stacking onto Highway 10 and indicates landscaping and buffering to comply with the typical ordinance standards. According to the applicant the owners will work with staff to provide gating and additional drives and stacking on site to eliminate the stacking on Cantrell Road. The school is proposing a rezoning of the site to POD to allow the visitor bleachers to encroach into the 100 foot building setback as established by the Highway 10 Design Overlay District. The total student population is not changing from the approved CUP dated February 3, 2005. The phases for future 0 March 27, 2008 SUBDIVISION ITEM NO.. 14 Cont. FILE NO.: Z -6079-H construction have been revised to accommodate the school's current and projected future needs. The student and faculty/staff numbers are proposed as 2,058 and 220 respectively. The total building square footage is proposed at 300,524 square feet. The baseball field has been located along Cantrell Road. There is some slight modification of the driveways and parking. Access to the west to The Divide Parkway has been constructed. There is a traffic light located at the intersections of the Divide Parkway and Cantrell Road. The existing building summary and proposed phased construction plan are as follow: EXISTING BUILDINGS Square Footage Elementary Building 15,500 Middle School Building 39,424 Activities Building 23,000 Gym 15,200 Administration 20,000 Multi -Purpose Building 2,900 FUTURE BUILDINGS Square Footage PHASE 1 High School Building 50,000 Central Kitchen and High School Cafeteria 6,000 Elementary Entrance Canopy Traffic Circulation / Site Improvements PHASE 2 Field House 7,500 Football Practice Field Baseball Practice Field Softball Practice Field Extension of Football Visitor Bleachers Elementary School Playground Expansion PHASE 3 Baseball Field Lights and Grandstands Softball Field Lights and Grandstands Ball field Concessions/Toilet Buildings 1,000 Administration/Welcome Center 5,000 Maintenance/Alumni Building 5,000 PHASE 4 High School Classroom Addition 5,000 High School Arts Wing 10,000 Arts and Activities Converted to Middle School Annex 10 March 27, 2008 SUBDIVISION ITEM NO.: 14 Cont. FILE NO PHASES Athletic Gymnasium Building 35,000 PHASE 6 Chapel/Auditorium Building 45,000 PHASE 7 Kindergarten Multi-purpose Building Infill 5,000 Elementary Building Addition 10,000 Total Campus Area 300,524 -6079-H The site contains 218 existing parking spaces. Additional parking will be added with the proposed phases and building construction which will result in the total parking to be provided on the site at 717 spaces. The proposed break -down of classroom by grades is as follows: The school is proposing to maintain the one existing monument sign and will not request additional ground -signs on Cantrell Road. Currently, the school does not have building signage. If they decide to add additional signage on the buildings, it will be limited to a single wall sign per building which complies with the sign 11 March 27, 2008 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z -6079-H ordinance. The applicant has indicated directional signage will be placed on 87 decorative poles with the sign area complying with the typical ordinance standards established in Chapter 36, Article X. The building construction materials are proposed consistent with materials on the site. The materials will be metal siding and white masonry veneer with sloping silver metal roofs. Future phases will use masonry veneer and less metal siding while maintaining the use of sloping metal roofs. The school is proposed to have 220 employees. One parking space is required for each teacher, employee and administrator. Combining the 220 required faculty spaces with the 338 required classroom/student spaces results in a total parking requirement of 558 on-site parking spaces. The school is requesting a deferral of the sidewalk construction along Cantrell Road for five years or development of adjacent properties. The school is also requesting and staff is supporting, deferral of the placement of sidewalks or a bicycle path along the Divide Parkway. The site plan indicates the placement of the visitor bleachers within the 100 foot building setback as established by Highway 10 Design Overlay District. The bleachers are indicated adjacent to the 40 -foot landscape buffer on the western side and it appears a portion of the eastern bleachers encroach into the landscape buffer. Presently a section of bleachers exists in this area and the applicant has indicated a desire to maintain the location of the existing bleachers and flank the existing set with a set on each side. The site plan indicates the bleachers will be heavily landscaped to shield the bleachers from view of the abutting roadway. The land use buffer requirement for this site would typically be a 50 foot landscape strip with a minimum of 75 percent of the area being maintained as undisturbed. In addition the northern land use buffer should also be indicated at a minimum of 50 feet with 75 percent of this area remaining undisturbed as well. Previous approvals allowed for a reduction in the land use buffer as proposed. The applicant is seeking a variance from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I. The applicant has indicated the request is necessary to balance cut/fills for the site and to minimize construction cost and time for the remaining phases. The areas not proposed for new building construction will be stabilized per the typical ordinance standards. Staff is supportive of the request. Staff feels the developers have done an adequate job in addressing concerns and providing a master plan which allows for development of a multi -phased school facility which limits impacts on the site and the adjoining properties. To staff's knowledge there are no outstanding technical issues associated with the request. Staff does not feel the minor 12 March 27, 2008 SUBDIVISION ITEM NO.: 14 {Cont_ FILE NO.: Z -0079-H encroachment of the visitor bleachers into the 100 -foot building setback as established by the Highway 10 Design Overlay District will significantly impact the development or the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the deferral request of the sidewalk construction along Cantrell Road for five years or development of adjacent properties, whichever occurs first. Staff recommends approval of the request for a deferral of the placement of sidewalks or a bicycle path along the Divide Parkway for five years or development of adjacent properties, whichever occurs first. Staff recommends approval of the variance request from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I PLANNING COMMISSION ACTION: (MARCH 27, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the deferral request of the sidewalk and street construction along Cantrell Road for five years or development of adjacent properties, whichever occurs first, approval of the request for a deferral of the placement of sidewalks or a bicycle path along the Divide Parkway for five years or development of adjacent properties, whichever occurs first and the variance request from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 13 FILE NO_: Z -6079-H NAME: Little Rock Christian Academy Long -form POD LOCATION: Located at 19010 Highway 10 DEVELOPER: Little Rock Christian Academy 19010 Cantrell Road — P.O. Box 17450 Little Rock, AR 72223 ENGINEER: Central Arkansas Engineering 11708 Kanis Road Little Rock, AR 72211 ARCHITECT: Lewis Architects Engineers 11225 Huron Suite 104 Little Rock, AR 72211 AREA: 52.07 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family with a CUP for a school Private elementary, middle and high school .M5, Master Plan for a private elementary, middle and high school VARIANCES/WAIVERS REQUESTED: 1. A deferral of the Master Street Plan requirements for the construction of improvements to Highway 10 for five years or until adjacent development occurs. 2. A deferral of the required sidewalk or bike trail along the Divide Parkway for a period of five years or until adjacent development occurs. 3. A variance from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I. FILE NO.: Z -6079-H (Cont. BACKGROUND On December 12, 1995, the Planning Commission approved the first conditional use permit to allow the school, then known as Walnut Valley Christian Academy, to build a new campus on a 20 -acre site. The school was originally approved to have an enrollment of 1,040 students with a staff of 100. On June 26, 1997, the Commission approved a revision to the conditional use permit allowing for expansion of the school onto an adjacent 10 -acre tract. Enrollment stayed at 1,040 and employee numbers increased to 110. On September 3, 1998, the Commission approved a second revision to the conditional use permit allowing for a change in the phasing plan and an increase in enrollment to 1,100 students. Employee numbers stayed at 110. On May 11, 2000, the Commission approved a third revision to the conditional use permit allowing for the introduction of a new phase. The site stayed at 30± acres and enrollment and employee numbers stayed at 1,100 and 110 respectively. On January 9, 2003, the Commission approved a fourth revision to the conditional use permit allowing for expansion onto an adjacent 20 -acre tract; resulting in a total of 50± acres. The revision allowed for expansion of the school and an increase in student enrollment and employee numbers to 1,700 and 170 respectively. The plan included the introduction of several new buildings, a track and practice field, a baseball field and additional parking. Some of the previously approved buildings were relocated under the new plan. The Commission reviewed and approved a fifth revision to the school's site plan at their February 3, 2005, public hearing. The school proposed a revision to the C.U.P. allowing for a slight increase in student population and building square footage. The phases for future construction were revised to accommodate the school's current and projected needs. The student and faculty/staff numbers were proposed as 2,058 and 220 respectively. The total building square footage was proposed to increase from 264,924 square feet to 309,424 square feet. The baseball field was eliminated from the plan and the practice field and track were relocated from the front of the site to the rear. There was some slight modification of the driveways and parking. A 5.19± acre parcel at the southwest corner was removed from the plan. There were no specific plans for that parcel, although it was anticipated that some sort of office rezoning request would be proposed at a later date. The new driveway was shown as entering the school campus from the west. The driveway would tie into a new collector street which was to be built west of the campus. The new street and school access would be constructed to coincide with Phase I of the campus plan. This new street would be signalized at its intersection with Cantrell Road. City staff, the adjacent land owner and the school all agreed to the new plan. Due to the change in the driveway alignment, a total of 680 parking spaces would be provided on site. 2 FILE NO.: Z -6079-H (Cont. Below is a summary of the joint access basic design elements agreed to by the parties. 1. LRCA-Pfeifer shared access to a new traffic signal controlled intersection on Highway 10 at the location Pfeifer proposed for the collector street (Northwest Territory Parkway). This would be without affecting the location of the existing Wal-Mart truck drive on the south side of Hwy. 10. The traffic signal operation would utilize what is termed as "split -phasing", with the north and south legs operating as distinct separate signal phases. This would permit dual left -turning movements southbound to eastbound onto Hwy. 10. This would also allow left turns from the Wal-Mart truck drive to be served by the traffic signal, but green time would only be called for northbound to westbound left turn vehicle demand (northbound right turns would be in available gaps with right -turn -on -red). 2. LRCA Drive would be constructed to a 4 -lane width and intersect Northwest Territory Parkway approximately 500 feet north of Hwy. 10. As necessary, LRCA would employ off-duty police officers to direct traffic at the intersection of Northwest Territory Parkway and LRCA Drive. 3. Future east -west commercial drive access to Northwest Territory Parkway would be permitted at approximately 250 feet north of Hwy. 10 (subject to working out the Entergy ownership issue) to serve the out parcels on the south edge of the LRCA site. 4. Northwest Territory Parkway would be constructed to a 4 -lane width north from Hwy, 10 to some distance past the proposed Northwest Territory Court intersection to the west. This would allow separate (side-by-side, opposite - direction) left turn lanes to Northwest Territory Court and to LRCA Drive so no center left turn lane use conflicted in the offset area between the two intersections. Alternately, Northwest Territory Court could be re -aligned to intersect Northwest Territory Parkway further north and thereby provide sufficient distance between the offset intersections to allow bi-directional left -turn lane usage. 5. No changes would be made to the existing LRCA Boulevard intersection with Hwy. 10. LRCA would effect all lett in and left out movements at the signal controlled intersection (Northwest Territory Parkway intersection with Hwy. 10), not at LRCA Boulevard and Hwy. 10 during AM arrival and PM dismissal peak school periods. LRCA Boulevard and Hwy. 10 would not be controlled by off-duty police officers. 6. The only access to Hwy. 10 between Northwest Territory Parkway and LRCA Boulevard would be a single right -in -right -out access drive to the out parcels. All issues related to Hwy. 10 access were subject to concurrence by Arkansas State Highway and Transportation Department. The Northwest Territory Parkway (the Divide Parkway) has been constructed but has not been accepted by the City as a Public Right of Way. An annexation request for a 19 acre tract was approved by the Little Rock Board of Directors at their May 17, 2005, Public Hearing. On September 1, 2005, a request to rezone 5.19 acres of this site from R-2, Single- family to PCD and allow the creation of a three lot plat was denied by the Little Rock Planning Commission. The rezoning request included four acres located adjacent to 3 FILE NO.: Z -6079-H (Cont. Cantrell Road for proposed development with the remainder of the site remaining zoned R-2, Single-family and held as a tract. Little Rock Christian Academy would retain ownership of the 1.19 acre tract, which was adjacent to the driveway entrance from Cantrell Road. The previously approved CUP did not include the area adjacent to the entrance driveway and the applicant indicated at the time of development Little Rock Christian Academy would revise their CUP to allow for development of the 1.19 -acre tract. The remainder of the site would be developed with two lots each containing two acres. The lots would share a driveway access from Cantrell Road and a drive was proposed from the northern property line to a proposed roadway located to the west (Northwest Territory Parkway). The applicant also indicated there would be no access to the lots from the Little Rock Christian Academy campus. The development was proposed containing C-3, General Commercial District uses. A. PROPOSAL/REQUEST: The applicant is now proposing a rezoning of the site from R-2, Single-family with a CUP to POD. Little Rock Christian Academy has acquired a 3.6 -acre tract of land bordering its property on the west. The academy also owns a 5 -acre tract contiguous to the original 43.8 acres to the southwest fronting Cantrell Road and west of the entrance drive. The current CUP (1997, revised 2005) does not include these two smaller parcels. The school wishes to establish a master plan for its entire property inclusive of all 52.07 acres of land in its possession and as such is applying for a Planned Office District. The POD incorporates the same use and student population as the current CUP only with a slightly larger area of land. There has been a slight modification of placement of buildings and athletic fields on the site with the baseball fields proposed within the newly added site area located adjacent to Cantrell Road. The school intends to gradually develop its campus to provide facilities for up to 2,058 students, K4 through High School. Improvements include additional buildings to house classrooms, athletic and artistic venues along with supporting infrastructure, drives and parking. Vehicular traffic reconfiguration on campus is proposed to facilitate vehicular circulation and alleviate traffic stacking on public roadways. The purposes of the POD application is a portion of the structures, the visitor bleachers, will lie within the 100 -foot building setback as established by the Highway 10 Design Overlay District. The applicant is seeking a five year deferral of the required street construction to Cantrell Road and the placement of the bicycle path along the Divide Parkway. The applicant is also seeking a variance from the Land Alteration Ordinance to allow advanced grading of the site. 0 FILE NO.: Z -6079-H Cont. B. EXISTING CONDITIONS: The site is located in an area of mixed uses and zoning located along Cantrell Road. The properties to the east contain a variety of uses including residential, commercial and office. Undeveloped tracts are located directly to the west and north. The Cantrell Road and Chenal Parkway intersection is just west of the site. This intersection includes a mixture of uses, including a Big Box retail store, convenience store and mini -warehouse development. A church and a scattering of single-family homes are located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Coalition of West Little Rock Neighborhoods, Aberdeen Court Property Owners Association, all property owners located within 200 feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a traffic access and circulation plan showing morning and afternoon traffic movements. Contact Bill Henry, Traffic Engineering, at 379-1816 with any questions or for additional information. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5 -foot sidewalks with the planned development. At time of development, curb, gutter, and sidewalk should be installed along Cantrell Road. 3. Sidewalk or bike trail in accordance with previously approved plans with appropriate handicap ramps are required to be installed along the frontage of the applicant's property adjacent to the Divide Parkway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance must be requested for grading beyond the Phase 1 of development if construction is not imminent on future phases. 6. Storm water detention ordinance applies to this property. 4� FILE NO.: Z -6079-H (Cont. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. 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). 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the northern most driveway on The Divide Parkway complies with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional on site fire protection and 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for Planned Office Development to provide the overall master plan for the 0 FILE NO.: Z -6079-H (Cont. school including future building construction and ball field construction and to incorporate additional land area into the previously approved site plans. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. The road to the west of this property is a private road and will be used for access to the site. Bicycle Plan: A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (5) shoulder or six foot (6') marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not a neighborhood action plan for this area. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum requirement. 3. The zoning buffer ordinance requires a fifty foot (50') land use buffer along the northern perimeter of the site next to the residentially zoned properties. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is not being met. 4. The zoning buffer ordinance requires a fifty foot (50') land use buffer along the eastern perimeter of the site next to the residentially zoned properties. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is not being met. 5. The Highway 10 Overlay requires a forty foot (40') wide landscape strip along scenic Highway 10. The addition of the bleaches on the far easterly side appears to be encroaching into this minimal forty foot landscape area. 6. If the bleachers are allowed then the landscaping should sufficiently screen this area to meet the intent of the Highway 10 overlay. 7 FILE NO.: Z -6079-H (Cont. 7. The Highway 10 requires a twenty-five foot (25') landscaped area along the side and rear property lines. This area is to remain undisturbed since it is next to residentially zoned properties. 8. The property to the north and the east is zoned residential, therefore, 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 both the northern and eastern perimeters of the site. 9. An automatic irrigation system to water landscaped areas will be required. 10. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 11. 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. G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a number of issues related to the site plan in need of addressing prior to the Commission acting on the request. Staff stated the site plan did not include pedestrian connectivity and access that allowed flow through the site. Staff also stated the site plan indicated an encroachment into the 100 -foot building setback as established by the Highway 10 Design Overlay District. Mr. George Thompson stated the request was being filed as a POD to allow the encroachment of the visitor bleachers into the 100 foot setback. There was a general discussion concerning access and circulation to the site. Staff and the committee members noted presently parents waiting to pick up students stacked onto Cantrell Road creating an unsafe situation. Mr. Thompson stated the school had hired Peters and Associates to prepare a Traffic Study for the site which did look at ways to address the stacking problem. Mr. Thompson stated the school was willing to work with staff on suggestions to eliminate this dangerous problem of stacking onto the State Highway. Public Works comments were addressed. Staff stated sidewalks would be required along Cantrell Road. Mr. Thompson questioned if the sidewalk construction could be deferred to a later phase. Staff stated they were willing to consider a request for a deferral and the applicant should propose a deferral plan. The Committee members questioned the phasing plan. Mr. Thompson stated the school construction was driven by donations. He stated if and when someone was willing to write a check was when construction would actually occur. 1;1 FILE NO.: Z -6079-H (Cont. Landscaping comments were addressed. Staff stated the eastern perimeter did not allow an adequate land use buffer. Mr. Thompson stated the buffer was indicated as was approved on the 1995 and 2007 CUP site plans. Staff stated if a site plan was presently approved with the buffer as indicated then additional buffering was not required. Staff stated screening would be required. Staff noted existing vegetation that provided year around screening was acceptable screening materials. Staff noted the comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the March 6, 2008, Subdivision Committee meeting. The revised site plan indicates pedestrian connectivity through the site, indicates phasing plans to eliminate stacking onto Highway 10 and indicates landscaping and buffering to comply with the typical ordinance standards. According to the applicant the owners will work with staff to provide gating and additional drives and stacking on site to eliminate the stacking on Cantrell Road. The school is proposing a rezoning of the site to POD to allow the visitor bleachers to encroach into the 100 foot building setback as established by the Highway 10 Design Overlay District. The total student population is not changing from the approved CUP dated February 3, 2005. The phases for future construction have been revised to accommodate the school's current and projected future needs. The student and faculty/staff numbers are proposed as 2,058 and 220 respectively. The total building square footage is proposed at 300,524 square feet. The baseball field has been located along Cantrell Road. There is some slight modification of the driveways and parking. Access to the west to The Divide Parkway has been constructed. There is a traffic light located at the intersections of the Divide Parkway and Cantrell Road. The existing building summary and proposed phased construction plan are as follow: EXISTING BUILDINGS Elementary Building Middle School Building Activities Building Gym Administration Multi -Purpose Building 9 Square Footage 15,500 39,424 23,000 15,200 20,000 2,900 FILE NO.: Z -6079-H (Cont. FUTURE BUILDINGS Square Footage PHASE 1 High School Building 50,000 Central Kitchen and High School Cafeteria 6,000 Elementary Entrance Canopy Traffic Circulation / Site Improvements PHASE 2 Field House 7,500 Football Practice Field Baseball Practice Field Softball Practice Field Extension of Football Visitor Bleachers Elementary School Playground Expansion PHASE 3 Baseball Field Lights and Grandstands Softball Field Lights and Grandstands Ball field Concessions/Toilet Buildings 1,000 Administration/Welcome Center 5,000 Maintenance/Alumni Building 5,000 PHASE 4 High School Classroom Addition 5,000 High School Arts Wing 10,000 Arts and Activities Converted to Middle School Annex PHASE 5 Athletic Gymnasium Building 35,000 iwny�m all Chapel/Auditorium Building 45,000 PHASE 7 Kindergarten Multi-purpose Building Infill 5,000 Elementary Building Addition 10,000 Total Campus Area 300,524 The site contains 218 existing parking spaces. Additional parking will be added with the proposed phases and building construction which will result in the total parking to be provided on the site at 717 spaces. 10 FILE NO.: Z -6079-H Cont. The proposed break -down of classroom by grades is as follows: The school is proposing to maintain the one existing monument sign and will not request additional ground -signs on Cantrell Road. Currently, the school does not have building signage. If they decide to add additional signage on the buildings, it will be limited to a single wall sign per building which complies with the sign ordinance. The applicant has indicated directional signage will be placed on decorative poles with the sign area complying with the typical ordinance standards established in Chapter 36, Article X. The building construction materials are proposed consistent with materials on the site. The materials will be metal siding and white masonry veneer with sloping silver metal roofs. Future phases will use masonry veneer and less metal siding while maintaining the use of sloping metal roofs. The school is proposed to have 220 employees. One parking space is required for each teacher, employee and administrator. Combining the 220 required faculty spaces with the 338 required classroom/student spaces results in a total parking requirement of 558 on-site parking spaces. The school is requesting a deferral of the sidewalk construction along Cantrell Road for five years or development of adjacent properties. The school is also requesting and staff is supporting, deferral of the placement of sidewalks or a bicycle path along the Divide Parkway. The site plan indicates the placement of the visitor bleachers within the 100 foot building setback as established by Highway 10 Design Overlay District. The bleachers are indicated adjacent to the 40 -foot landscape buffer on the western 11 # of Classes X Students Per Class # of Students EARLY CHILDHOOD Kindergarten 4 yrs. 5X 15 75 Kindergarten 5 yrs. 7X 18 125 1 Grade 7X 20 140 ELEMENTARY 27d Grade 7X 22 154 3 Grade 7X 22 154 4't' -Grade 7X 22 154 5 Grade 7X 22 154 MIDDLE SCHOOL _r Grade 7X 22 154 Th Grade 7X 22 154 $ Grade 7X 22 154 HIGH SCHOOL 9 Grade 8X 20 160 10 Grade 8X 20 160 11 Grade 8X 20 160 12 Grade 8X 20 160 2,058 Total Students 220 Total Faculty/Staff The school is proposing to maintain the one existing monument sign and will not request additional ground -signs on Cantrell Road. Currently, the school does not have building signage. If they decide to add additional signage on the buildings, it will be limited to a single wall sign per building which complies with the sign ordinance. The applicant has indicated directional signage will be placed on decorative poles with the sign area complying with the typical ordinance standards established in Chapter 36, Article X. The building construction materials are proposed consistent with materials on the site. The materials will be metal siding and white masonry veneer with sloping silver metal roofs. Future phases will use masonry veneer and less metal siding while maintaining the use of sloping metal roofs. The school is proposed to have 220 employees. One parking space is required for each teacher, employee and administrator. Combining the 220 required faculty spaces with the 338 required classroom/student spaces results in a total parking requirement of 558 on-site parking spaces. The school is requesting a deferral of the sidewalk construction along Cantrell Road for five years or development of adjacent properties. The school is also requesting and staff is supporting, deferral of the placement of sidewalks or a bicycle path along the Divide Parkway. The site plan indicates the placement of the visitor bleachers within the 100 foot building setback as established by Highway 10 Design Overlay District. The bleachers are indicated adjacent to the 40 -foot landscape buffer on the western 11 FILE NO.: Z -6079-H Cont. side and it appears a portion of the eastern bleachers encroach into the landscape buffer. Presently a section of bleachers exists in this area and the applicant has indicated a desire to maintain the location of the existing bleachers and flank the existing set with a set on each side. The site plan indicates the bleachers will be heavily landscaped to shield the bleachers from view of the abutting roadway. The land use buffer requirement for this site would typically be a 50 foot landscape strip with a minimum of 75 percent of the area being maintained as undisturbed. In addition the northern land use buffer should also be indicated at a minimum of 50 feet with 75 percent of this area remaining undisturbed as well. Previous approvals allowed for a reduction in the land use buffer as proposed. The applicant is seeking a variance from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I. The applicant has indicated the request is necessary to balance cut/fills for the site and to minimize construction cost and time for the remaining phases. The areas not proposed for new building construction will be stabilized per the typical ordinance standards. Staff is supportive of the request. Staff feels the developers have done an adequate job in addressing concerns and providing a master plan which allows for development of a multi -phased school facility which limits impacts on the site and the adjoining properties. To staff's knowledge there are no outstanding technical issues associated with the request. Staff does not feel the minor encroachment of the visitor bleachers into the 100 -foot building setback as established by the Highway 10 Design Overlay District will significantly impact the development or the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the deferral request of the sidewalk construction along Cantrell Road for five years or development of adjacent properties, whichever occurs first. Staff recommends approval of the request for a deferral of the placement of sidewalks or a bicycle path along the Divide Parkway for five years or development of adjacent properties, whichever occurs first. Staff recommends approval of the variance request from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I 12 FILE NO.: Z -6079-H (Cont. PLANNING COMMISSION ACTION: (MARCH 27, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the deferral request of the sidewalk and street construction along Cantrell Road for five years or development of adjacent properties, whichever occurs first, approval of the request for a deferral of the placement of sidewalks or a bicycle path along the Divide Parkway for five years or development of adjacent properties, whichever occurs first and the variance request from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 13 March 27, 2008 ITEM NO.: 14 FILE NO.: Z -6079-H NAME: Little Rock Christian Academy Long -form POD LOCATION: Located at 19010 Highway 10 DEVELOPER: Little Rock Christian Academy 19010 Cantrell Road — P.O. Box 17450 Little Rock, AR 72223 FNC,INFFR- Central Arkansas Engineering 11708 Kanis Road Little Rock, AR 72211 ARCHITECT: Lewis Architects Engineers 11225 Huron Suite 104 Little Rock, AR 72211 AREA: 52.07 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF R-2, Single-family with a CUP for a school Private elementary, middle and high school Master Plan for a private elementary, middle and high school VARIANCESM/AIVERS REQUESTED: 1. A deferral of the Master Street Plan requirements for the construction of improvements to Highway 10 for five years or until adjacent development occurs. 2. A deferral of the required sidewalk or bike trail along the Divide Parkway for a period of five years or until adjacent development occurs. 3. A variance from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I. March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-}t BACKGROUN On December 12, 1995, the P1E-I nning Commission approved the first conditional use permit to allow the school, then known as Walnut Valley Christian Academy, to build a new campus on a 20 -acre site- The school was originally approved to have an enrollment of 1,040 students with a staff of 100. On June 26, 1997, the Commission approved a revision to the conditional use permit allowing for expansion of the school onto an adjacent 10 -acre tract. Enrollment stayed at 1,040 and employee numbers increased to 110. On September 3, 1998, the Connrnission approved a second revision to the conditional use permit allowing for a change in the phasing plan and an increase in enrollment to 1,100 students. Employee numbers stayed at 110. On May 11, 2000, the Commission approved a third revision to the conditional use permit allowing for the introduction of a new phase. The site stayed at 30± acres and enrollment and employee numbers stayed at 1,100 and 110 respectively. On January 9, 2003, the Commission approved a fourth revision to the conditional use permit allowing for expansion onto an adjacent 20 -acre tract; resulting in a total of 50± acres. The revision allowed for expansion of the school and an increase in student enrollment and employee numbers to 1,700 and 170 respectively. The plan included the introduction of several neve buildings, a track and practice field, a baseball field and additional parking. Some of the previously approved buildings were relocated under the new plan. The Commission reviewed and approved a fifth revision to the school's site plan at their February 3, 2005, public hearing. The school proposed a revision to the C.U.P. allowing for a slight increase in student population and building square footage. The phases for future construction were revised to accommodate the school's current and projected needs. The student and faculty/staff numbers were proposed as 2,058 and 220 respectively. The total building square footage was proposed to increase from 264,924 square feet to 309,424 square feet. The baseball field was eliminated from the plan and the practice field and track were relocated from the front of the site to the rear. There was some slight modification of the driveways and parking. A 5.19± acre parcel at the southwest corner was removed from the plan. There were no specific plans for that parcel, although it was anticipated that some sort of office rezoning request would be proposed at a later date. The new driveway was shown as entering the school campus from the west. The driveway would tie into a new collector street which was to be built west of the campus. The new street and school access would be constructed to coincide with Phase I of the campus plan. This new street 2 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-H would be signalized at its intersection with Cantrell Road. City staff, the adjacent land owner and the school all agreed to the new plan. Due to the change in the driveway alignment, a total of 680 parking spaces would be provided on site. Below is a summary of the joint access basic design elements agreed to by the parties. 1. LRCA-Pfeifer shared access to a new traffic signal controlled intersection on Highway 10 at the location Pfeifer proposed for the collector street (Northwest Territory Parkway). This would be without affecting the location of the existing Wal-Mart truck drive on the south side of Hwy. 10. The traffic signal operation would utilize what is termed as "split -phasing", with the north and south legs operating as distinct separate signal phases. This would permit dual left -turning movements southbound to eastbound onto Hwy. 10. This would also allow left turns from the Wal-Mart truck drive to be served by the traffic signal, but green time would only be called for northbound to westbound left turn vehicle demand (northbound right turns would be in available gaps with right -turn -on -red). 2. LRCA Drive would be constructed to a 4 -lane width and intersect Northwest Territory Parkway approximately 500 feet north of Hwy. 10. As necessary, LRCA would employ off-duty police officers to direct traffic at the intersection of Northwest Territory Parkway and LRCA Drive. 3. Future east -west commercial drive access to Northwest Territory Parkway would be permitted at approximately 250 feet north of Hwy. 10 (subject to working out the Entergy ownership issue) to serve the out parcels on the south edge of the LRCA site. 4. Northwest Territory Parkway would be constructed to a 4 -lane width north from Hwy. 10 to some distance past the proposed Northwest Territory Court intersection to the west. This would allow separate (side-by-side, opposite - direction) left turn lanes to Northwest Territory Court and to LRCA Drive so no center left turn lane use conflicted in the offset area between the two intersections. Alternately, Northwest Territory Court could be re -aligned to intersect Northwest Territory Parkway further north and thereby provide sufficient distance between the offset intersections to allow bi-directional left -turn lane usage. 5. No changes would be made to the existing LRCA Boulevard intersection with Hwy. 10. LRCA would effect all left in and left out movements at the signal controlled intersection (Northwest Territory Parkway intersection with Hwy. 10), not at LRCA Boulevard and Hwy. 10 during AM arrival and PM dismissal peak school periods. LRCA Boulevard and Hwy. 10 would not be controlled by off-duty police officers. 6. The only access to Hwy. 10 between Northwest Territory Parkway and LRCA Boulevard would be a single right -in -right -out access drive to the out parcels. All issues related to Hwy. 10 access were subject to concurrence by Arkansas State Highway and Transportation Department. The Northwest Territory Parkway (the Divide 3 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-H Parkway) has been constructed but has not been accepted by the City as a Public Right of Way. An annexation request for a 19 acre tract was approved by the Little Rock Board of Directors at their May 17, 2005, Public Hearing. On September 1, 2005, a request to rezone 5.19 acres of this site from R-2, Single- family to PCD and allow the creation of a three lot plat was denied by the Little Rock Planning Commission. The rezoning request included four acres located adjacent to Cantrell Road for proposed development with the remainder of the site remaining zoned R-2, Single-family and held as a tract. Little Rock Christian Academy would retain ownership of the 1.19 acre tract, which was adjacent to the driveway entrance from Cantrell Road. The previously approved CUP did not include the area adjacent to the entrance driveway and the applicant indicated at the time of development Little Rock Christian Academy would revise their CUP to allow for development of the 1.19 -acre tract. The remainder of the site would be developed with two lots each containing two acres. The lots would share a driveway access from Cantrell Road and a drive was proposed from the northern property line to a proposed roadway located to the west (Northwest Territory Parkway). The applicant also indicated there would be no access to the lots from the Little Rock Christian Academy campus. The development was proposed containing C-3, General Commercial District uses. A. PROPOSAL/REQUEST: The applicant is now proposing a rezoning of the site from R-2, Single-family with a CUP to POD. Little Rock Christian Academy has acquired a 3.6 -acre tract of land bordering its property on the west. The academy also owns a 5 -acre tract contiguous to the original 43.8 acres to the southwest fronting Cantrell Road and west of the entrance drive. The current CUP (1997, revised 2005) does not include these two smaller parcels. The school wishes to establish a master plan for its entire property inclusive of all 52.07 acres of land in its possession and as such is applying for a Planned Office District. The POD incorporates the same use and student population as the current CUP only with a slightly larger area of land. There has been a slight modification of placement of buildings and athletic fields on the site with the baseball fields proposed within the newly added site area located adjacent to Cantrell Road. The school intends to gradually develop its campus to provide facilities for up to 2,058 students, K4 through High School. Improvements include additional buildings to house classrooms, athletic and artistic venues along with supporting infrastructure, drives and parking. Vehicular traffic reconfiguration on campus is proposed to facilitate vehicular circulation and alleviate traffic stacking on public roadways. C! March 27, 2008 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z -6079-H The purposes of the POD application is a portion of the structures, the visitor bleachers, will lie within the 100 -foot building setback as established by the Highway 10 Design Overlay District. The applicant is seeking a five year deferral of the required street construction to Cantrell Road and the placement of the bicycle path along the Divide Parkway. The applicant is also seeking a variance from the Land Alteration Ordinance to allow advanced grading of the site. B. EXISTING CONDITIONS: The site is located in an area of mixed uses and zoning located along Cantrell Road. The properties to the east contain a variety of uses including residential, commercial and office. Undeveloped tracts are located directly to the west and north. The Cantrell Road and Chenal Parkway intersection is just west of the site. This intersection includes a mixture of uses, including a Big Box retail store, convenience store and mini -warehouse development. A church and a scattering of single-family homes are located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area resident. The Coalition of West Little Rock Neighborhoods, Aberdeen Court Property Owners Association, all property owners located within 200 feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide a traffic access and circulation plan showing morning and afternoon traffic movements. Contact Bill Henry, Traffic Engineering, at 379-1816 with any questions or for additional information. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5 -foot sidewalks with the planned development. At time of development, curb, gutter, and sidewalk should be installed along Cantrell Road. 3. Sidewalk or bike trail in accordance with previously approved plans with appropriate handicap ramps are required to be installed along the frontage of the applicant's property adjacent to the Divide Parkway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 5 March 27, 2008 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z -6079-H 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance must be requested for grading beyond the Phase 1 of development if construction is not imminent on future phases. 6. Storm water detention ordinance applies to this property. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. 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). 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the northern most driveway on The Divide Parkway complies with 2004 AASHTO Green Book standards. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional on site fire protection and 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 11 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -6079-H Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Pinnacle Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for Planned Office Development to provide the overall master plan for the school including future building construction and ball field construction and to incorporate additional land area into the previously approved site plans. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. The road to the west of this property is a private road and will be used for access to the site. Bicycle Plan: A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (5) shoulder or six foot (6') marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not a neighborhood action plan for this area. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum requirement. 7 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -6079-H 3. The zoning buffer ordinance requires a fifty foot (50') land use buffer along the northern perimeter of the site next to the residentially zoned properties. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is not being met. 4. The zoning buffer ordinance requires a fifty foot (50') land use buffer along the eastern perimeter of the site next to the residentially zoned properties. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is not being met. 5. The Highway 10 Overlay requires a forty foot (40') wide landscape strip along scenic Highway 10. The addition of the bleaches on the far easterly side appears to be encroaching into this minimal forty foot landscape area. 6. If the bleachers are allowed then the landscaping should sufficiently screen this area to meet the intent of the Highway 10 overlay. 7. The Highway 10 requires a twenty-five foot (25') landscaped area along the side and rear property lines. This area is to remain undisturbed since it is next to residentially zoned properties. 8. The property to the north and the east is zoned residential, therefore, 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 both the northern and eastern perimeters of the site. 9. An automatic irrigation system to water landscaped areas will be required. 10. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 11. 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. G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a number of issues related to the site plan in need of addressing prior to the Commission acting on the request. Staff stated the site plan did not include pedestrian connectivity and access that allowed flow through the site. Staff also stated the site plan indicated an encroachment into the 100 -foot building setback as established by the Highway 10 Design Overlay District. Mr. George Thompson stated the request was being filed as a POD to allow the encroachment of the visitor bleachers into the 100 foot setback. March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -6079-H There was a general discussion concerning access and circulation to the site. Staff and the committee members noted presently parents waiting to pick up students stacked onto Cantrell Road creating an unsafe situation. Mr. Thompson stated the school had hired Peters and Associates to prepare a Traffic Study for the site which did look at ways to address the stacking problem. Mr. Thompson stated the school was willing to work with staff on suggestions to eliminate this dangerous problem of stacking onto the State Highway. Public Works comments were addressed. Staff stated sidewalks would be required along Cantrell Road. Mr. Thompson questioned if the sidewalk construction could be deferred to a later phase. Staff stated they were willing to consider a request for a deferral and the applicant should propose a deferral plan. The Committee members questioned the phasing plan. Mr. Thompson stated the school construction was driven by donations. He stated if and when someone was willing to write a check was when construction would actually occur. Landscaping comments were addressed. Staff stated the eastern perimeter did not allow an adequate land use buffer. Mr. Thompson stated the buffer was indicated as was approved on the 1995 and 2007 CUP site plans. Staff stated if a site plan was presently approved with the buffer as indicated then additional buffering was not required. Staff stated screening would be required. Staff noted existing vegetation that provided year around screening was acceptable screening materials. Staff noted the comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the March 6, 2008, Subdivision Committee meeting. The revised site plan indicates pedestrian connectivity through the site, indicates phasing plans to eliminate stacking onto Highway 10 and indicates landscaping and buffering to comply with the typical ordinance standards. According to the applicant the owners will work with staff to provide gating and additional drives and stacking on site to eliminate the stacking on Cantrell Road. The school is proposing a rezoning of the site to POD to allow the visitor bleachers to encroach into the 100 foot building setback as established by the Highway 10 Design Overlay District. The total student population is not changing from the approved CUP dated February 3, 2005. The phases for future F!7 March 27, 2008 SUBDIVISION NO.: 14 (Cont. FILE NO.: Z -6079-H construction have been revised to accommodate the school's current and projected future needs. The student and faculty/staff numbers are proposed as 2,058 and 220 respectively. The total building square footage is proposed at 300,524 square feet. The baseball field has been located along Cantrell Road. There is some slight modification of the driveways and parking. Access to the west to The Divide Parkway has been constructed. There is a traffic light located at the intersections of the Divide Parkway and Cantrell Road. The existing building summary and proposed phased construction plan are as follow: EXISTING BUILDINGS Square Footage Elementary Building 15,500 Middle School Building 39,424 Activities Building 23,000 Gym 15,200 Administration 20,000 Multi -Purpose Building 2,900 FUTURE BUILDINGS Square Footage PHASE -1 High School Building 50,000 Central Kitchen and High School Cafeteria 6,000 Elementary Entrance Canopy Traffic Circulation / Site Improvements PHASE 2 Field House 7,500 Football Practice Field Baseball Practice Field Softball Practice Field Extension of Football Visitor Bleachers Elementary School Playground Expansion PHASE 3 Baseball Field Lights and Grandstands Softball Field Lights and Grandstands Ball field Concessions/Toilet Buildings 1,000 Administration/Welcome Center 5,000 Maintenance/Alumni Building 5,000 PHASE 4 High School Classroom Addition 5,000 High School Arts Wing 10,000 Arts and Activities Converted to Middle School Annex 10 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont. PHASES Athletic Gymnasium Building PHASE 6 Chapel/Auditorium Building PHASE 7 Kindergarten Multi-purpose Building Infill Elementary Building Addition Total Campus Area FILE NO.: Z-60 35,000 45,000 5,000 10,000 300,524 The site contains 218 existing parking spaces. Additional parking will be added with the proposed phases and building construction which will result in the total parking to be provided on the site at 717 spaces. The proposed break -down of classroom by grades is as follows: The school is proposing to maintain the one existing monument sign and will not request additional ground -signs on Cantrell Road. Currently, the school does not have building signage. if they decide to add additional signage on the buildings, it will be limited to a single wall sign per building which complies with the sign 11 # of Classes X Students Per Class # of Students EARLY CHILDHOOD Kindergarten 4 Mrs. 5X 15 75 Kindergarten 5 yrs. 7X 18 125 1 Grade 7X 20 140 ELEMENTARY 27d Grade 7X 22 154 3 Grade 7X 22 154 Th Grade 7X 22 154 5 Grade 7X 22 154 MIDDLE SCHOOL _r Grade 7X 22 154 7 Grade 7X 22 154 8 Grade 7X 22 154 HIGH SCHOOL 9 Grade 8X 20 150 10t"Grade 8X 20 160 ffth Grade 8X 20 160 12 Grade 8X 20 160 2,058 Total Students 220 Total Faculty/Staff The school is proposing to maintain the one existing monument sign and will not request additional ground -signs on Cantrell Road. Currently, the school does not have building signage. if they decide to add additional signage on the buildings, it will be limited to a single wall sign per building which complies with the sign 11 March 27, 2008 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z -6079-H ordinance. The applicant has indicated directional signage will be placed on decorative poles with the sign area complying with the typical ordinance standards established in Chapter 36, Article X. The building construction materials are proposed consistent with materials on the site. The materials will be metal siding and white masonry veneer with sloping silver metal roofs. Future phases will use masonry veneer and less metal siding while maintaining the use of sloping metal roofs. The school is proposed to have 220 employees. One parking space is required for each teacher, employee and administrator. Combining the 220 required faculty spaces with the 338 required classroom/student spaces results in a total parking requirement of 558 on-site parking spaces. The school is requesting a deferral of the sidewalk construction along Cantrell Road for five years or development of adjacent properties. The school is also requesting and staff is supporting, deferral of the placement of sidewalks or a bicycle path along the Divide Parkway. The site plan indicates the placement of the visitor bleachers within the 100 foot building setback as established by Highway 10 Design Overlay District. The bleachers are indicated adjacent to the 40 -foot landscape buffer on the western side and it appears a portion of the eastern bleachers encroach into the landscape buffer. Presently a section of bleachers exists in this area and the applicant has indicated a desire to maintain the location of the existing bleachers and flank the existing set with a set on each side. The site plan indicates the bleachers will be heavily landscaped to shield the bleachers from view of the abutting roadway. The land use buffer requirement for this site would typically be a 50 foot landscape strip with a minimum of 75 percent of the area being maintained as undisturbed. In addition the northern land use buffer should also be indicated at a minimum of 50 feet with 75 percent of this area remaining undisturbed as well. Previous approvals allowed for a reduction in the land use buffer as proposed. The applicant is seeking a variance from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase 1. The applicant has indicated the request is necessary to balance cutlfills for the site and to minimize construction cost and time for the remaining phases. The areas not proposed for new building construction will be stabilized per the typical ordinance standards. Staff is supportive of the request. Staff feels the developers have done an adequate job in addressing concerns and providing a master plan which allows for development of a multi -phased school facility which limits impacts on the site and the adjoining properties. To staffs knowledge there are no outstanding technical issues associated with the request. Staff does not feel the minor 12 March 27, 2008 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -6079-H encroachment of the visitor bleachers into the 100 -foot building setback as established by the Highway 10 Design Overlay District will significantly impact the development or the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends approval of the deferral request of the sidewalk construction along Cantrell Road for five years or development of adjacent properties, whichever occurs first. Staff recommends approval of the request for a deferral of the placement of sidewalks or a bicycle path along the Divide Parkway for five years or development of adjacent properties, whichever occurs first. Staff recommends approval of the variance request from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I PLANNING COMMISSION ACTION: (MARCH 27, 2008) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the deferral request of the sidewalk and street construction along Cantrell Road for five years or development of adjacent properties, whichever occurs first, approval of the request for a deferral of the placement of sidewalks or a bicycle path along the Divide Parkway for five years or development of adjacent properties, whichever occurs first and the variance request from Section 29-187(e) (1) of the Land Alteration Ordinance to allow advanced grading of a multi -phased development when construction is imminent on Phase I. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 13 ITEM NO.: 14, Z -6079-H NAME: Little Rock Christian Academy Long -form POD LOCATION: located at 19010 Highway 10 Planning Staff Comments: 1. Notification has been provided. 2. Indicate how pedestrian connectivity and access will flow through the site. 3. Will directional signage be used? If so provide a note indicating directional signage will comply with the typical ordinance standards. 4. Provide the location of the existing development sign. Will additional signage be requested? If so provide the location along with a note indicating the total height and total area. 5. Provide the location of any proposed or existing fencing along with a note indicating the fence material and height. 6. The visitor bleachers are indicated within the 100 -foot building setback as established in the Highway 10 Design Overlay District. This will require a variation from the Highway 10 Design Overlay District typical standards. Neighborhood Associations Notified — Coalition of West Little Rock Neighborhoods, Aberdeen Court Property Owners Association Variance/Waivers: None requested. Public Works Conditions: 1. Provide a traffic access and circulation plan showing morning and afternoon traffic movements. Contact Bill Henry, Traffic Engineering, at 379-1816 with any questions or for additional information. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Cantrell Road including 5 -foot sidewalks with the planned development. At time of development, curb, gutter, and sidewalk should be installed along Cantrell Road. 3. Sidewalk or bike trail in accordance with previously approved plans with appropriate handicap ramps are required to be installed along the frontage of the applicant's property adjacent to the Divide Parkway in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior Item # 14. to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. A variance must be requested for grading beyond the Phase 1 of development if construction is not imminent on future phases. 6. Storm water detention ordinance applies to this property. 7. If disturbed area is one (1) or more acres, obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 8. 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). 9. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 10. Provide a letter prepared by a registered engineer certifying the sight distance at the northern most driveway on The Divide Parkway complies with 2004 AASHTO Green Book standards. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meter(s) are required. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Additional on site fire protection and 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). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Dem: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: This request is located Use Plan shows Public Institutional for thl Planned Office Development to provide the i the Pinnacle Planning District. The Land property. The applicant has applied for overall master plan for the school including Item # 14. future building construction and ball field construction and to incorporate additional land area into the previously approved site plans. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. The road to the west of this property is a private road and will be used for access to the site. Bicycle Plan: A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (6) shoulder or six foot (6') marked bike lane. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not a neighborhood action plan for this area. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The landscape ordinance requires a minimum of eight percent (8%) of the paved areas be landscaped with interior islands of at least 7 Y2 feet in width and 300 square feet in area. The proposed plan does not currently reflect this minimum requirment. 3. The zoning buffer ordinance requires a fifty foot (50) land use buffer along the northern perimeter of the site next to the residentially zoned properties. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is not being met. 4. The zoning buffer ordinance requires a fifty foot (50') land use buffer along the eastern perimeter of the site next to the residentially zoned properties. Seventy percent (70%) of this area is to remain undisturbed. Currently, this minimal amount is not being met. 5. The Highway 10 Overlay requires a forty foot (40') wide landscape strip along scenic Highway 10. The addition of the bleaches on the far easterly side appears to be encroaching into this minimal forty foot landscape area. 6. If the bleachers are allowed then the landscaping should sufficiently screen this area to meet the intent of the Highway 10 overlay. 7. The Highway 10 requires a twenty-five foot (25') landscaped area along the side and rear property lines. This area is to remain undisturbed since it is next to residentially zoned properties. 8. The property to the north and the east is zoned residential, therefore, 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 both the northern and eastern perimeters of the site. 9. An automatic irrigation system to water landscaped areas will be required. 10. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Item # 14. 11. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, March 12, 2008. Item # 14.